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Pemberton Holmes Ltd.

mihom.ca is operated by Dan Robbins, REALTOR®, Pemberton Holmes Ltd.

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320 E 32nd Avenue
homes for sale · Vancouver
320 E 32nd Avenue — photo 1 of 35
1 / 35
$2,198,000

320 E 32nd Avenue

Vancouver · MLS® R3179219

431

2,180 sq ft · 3,795 sq ft lot · House · Single Family · built 1948 · listed today

listed by Sebastian Albrecht, Real Broker

realtor's description

Some houses have a guest room. This one has a guest house. Tucked behind a charming updated bungalow is a nearly 600sf laneway with vaulted ceilings, big windows, a full kitchen, laundry + a deck of its own. It's vacant, which means you get to decide who moves in: the in-laws, a renter who helps with the mortgage, your teen or you, when everyone else gets loud. The main house has 3 bds over 1,609 sq ft, with tasteful updates + newer windows, a brand new heat pump + the oil tank long gone. The hot tub on nearly 350 square ft of decks is where the week ends. Walk the kids to Brock Elementary, send them on to Tupper Secondary, + walk yourself 3 blocks to Main Street for coffee. Riley Park, 33 x 115 ft lot, two homes, one very good address.

similar homes nearby

property details

type
House, Single Family
bedrooms
4
bathrooms
3
living area
2,180 sq ft
lot
3,795 sq ft
parking
1
year built
1948
property tax
$7,803 / yr
days on market
0
MLS®
R3179219

features

  • Central location
  • All
  • Hot Tub

floor plans

found among the listing photos.

monthly cost

$10,324/mo
Mortgage $9,674 · Tax $650

20% down at 4.44% fixed (Ratehub.ca), 25 years; tax from the listing.

estimated payment
$9,674/ monthly
loan $1,758,400
25-year amortization
total interest
$1,143,711
property transfer tax
$43,940
BC general rate
cash to close
$483,540
down + PTT
total paid
$2,902,111
transfer tax

Estimates only. Rates change daily and lenders qualify at the stress-test rate. Talk to a mortgage broker before you offer. Transfer tax: 1% to $200k, 2% to $2M, 3% to $3M, 5% above. First-time buyers pay nothing on the first $500k for homes up to $835k (phasing out by $860k); newly built homes are exempt up to $1.1M (phasing out by $1.15M). Both need Canadian citizenship or permanent residence and other conditions; the 20% foreign buyer tax applies in Metro Vancouver, the Fraser Valley, the Capital Region, Central Okanagan and Nanaimo.

if you rented it out

suite rent
$1,960/mo
your cost after the suite
$8,696/mo
vs $10,499 without it

Costs: mortgage $9,674 · tax $650 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 1-bedroom in Mount Pleasant/Renfrew Heights, Vancouver: CMHC's average there ($1,704) raised by what new tenants pay against everyone in the Vancouver area, then down 1.5% with Vancouver's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

BC rules for landlords
  • Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
  • Rent increases are capped once a year at the province's set amount. gov.bc.ca
  • The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
  • Vancouver also charges an empty homes tax. vancouver.ca
  • Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca

schools

Catchment schools, Vancouver School Board

  • Elementary Brock Elementaryhomes in this catchment

    200 m away · 4860 Main St, Vancouver · 604-713-5245

  • Secondary Sir Charles Tupper Secondaryhomes in this catchment

    900 m away · 419 24th Ave E, Vancouver · 604-713-8233

From the Vancouver School Board's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.

Keep private notes and ratings on homes you're considering. (email only) and they follow you to every device.

listed by
Sebastian Albrecht
Real Broker
call Sebastian · 604-831-4837
Powered by: REALTOR.ca
▶ virtual tour

location

VancouverGoogle Maps ↗

Rapid transit: King Edward SkyTrain station, 1.5 km (about 23 min walk); Oakridge-41st Avenue SkyTrain station, 1.7 km (about 26 min walk).

location

lot outline: 353 m² (3,800 sq ft) · PID 014-865-084. from ParcelMap BC; property lines are approximate, a survey is the legal boundary.

VancouverGoogle Maps ↗

Rapid transit: King Edward SkyTrain station, 1.5 km (about 23 min walk); Oakridge-41st Avenue SkyTrain station, 1.7 km (about 26 min walk).

Drive times
  • General Brock Elementary2 min
  • Sir Charles Tupper Secondary4 min
  • Mount Saint Joseph Hospital6 min
  • Native Education College6 min
  • Downtown Vancouver11 min
  • YVR airport17 min
97

Walkability 97/100 · Very walkable: most errands on foot

Within a 10 minute walk: 3 grocery stores, 22 places to eat or drink, 11 cafes, 11 parks and playgrounds, 2 schools, 3 pharmacies, 22 transit stops.

mihom score from OpenStreetMap places, by straight line distance.

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the market here

listed now
57 days
median for 1784 houses for sale; this one listed today

Houses in Vancouver. Sale prices register 1 to 3 months after a sale closes.