4516 Heather Street

20% down at 4.34% fixed (Ratehub.ca), 25 years; strata fee from the listing.

rent

$2,830/mo

after all costs

−$2,648/mo

cap rate

2.3%

yearly net rent ÷ price

Costs: mortgage $4,788 · strata $288 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 2-bedroom in South Granville/Oak, Vancouver: CMHC's average there ($2,506) raised by what new tenants pay against everyone in the Vancouver area, then down 0.8% 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.

Catchment schools, Vancouver School Board

• Elementary Carr Elementaryhomes in this catchment

  700 m away · 4070 Oak St, Vancouver · 604-713-4941

• Secondary Eric Hamber Secondaryhomes in this catchment

  700 m away · 960 W. 33rd Avenue, Vancouver · 604-713-8927

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.