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$2,860,000

5540 ALMA STREET

Vancouver · MLS® R3162417

4 bed · 4 bath · 4,230 sq ft · 6,522 sq ft lot · 2 parking

House · Single Family · built 1981 · 31 days on market

Listed by Melvin Yap, RE/MAX Real Estate Services

Realtor's description

SUPER WELL-KEPT HOME. Original owner in this large 4,230 sf home with suite on a large 47.75 frontage lot. Very well laid out floor plan with large rooms. Bright layout and clean. Unauthorized suite is not occupied. House is located on a quiet tree-lined street. Area is close to all amenities: Shopping, UBC, private schools, community centre, golf, and transit. Original architectural plans are available. Measurements are from REV Studios and are approximate. Open house: Sunday October 4, 3-5pm.

Property details

Type: House, Single Family
Bedrooms: 4
Bathrooms: 4
Living area: 4,230 sq ft
Lot: 6,522 sq ft
Parking: 2
Year built: 1981
Property tax: $11,405 / yr
Days on market: 31
MLS®: R3162417

Features

Central location
Private setting
All

Floor plans

Found among the listing photos.

Price check

Below typical for the area (-33%)

2026 assessment: $2,609,000 · asking is +9.6%
Price per sq ft: $676 vs $1,010 median for houses in Vancouver for sale (1747)

An estimate from public BC Assessment records, registered sales and the listings for sale right now, not an appraisal. Condition, renovations, views and lot all move real value.

Property insights

On market 31 days · no price changes so far

The market here

Listed now: 53 days; median for 1860 houses for sale; this one 31 days

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

Property tax by year

Year	Assessed	Est. tax
2026	$2,609,000	$8,773

The listing shows $11,405 a year in property tax.

Estimate: the BC Assessment value times Vancouver's residential tax rate for that year (Province of BC, local government statistics). Leaves out the home owner grant, parcel taxes and utility charges; the city's tax notice is the real figure.

Monthly cost

$13,411/mo

Mortgage $12,461 · Tax $950

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

estimated payment

$12,461/ monthly

loan $2,288,000

25-year amortization

down payment20% · $572,00020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 10, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $1,450,224
property transfer tax: $63,800; BC general rate
cash to close: $635,800; down + PTT
total paid: $3,738,224

Estimates only. Rates change daily and lenders qualify at the stress-test rate; first-time-buyer and newly-built PTT exemptions aren't applied. Talk to a mortgage broker before you offer.

If you rented it out

Suite rent: $1,905/mo
Your cost after the suite: $11,834/mo; vs $13,586 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $12,461 · tax $950 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent starts at CMHC's average for a 3+ bedroom (1-bedroom for the suite) in Westside/Kerrisdale, Vancouver (CMHC Rental Market Survey, October 2025). Averages include long-time tenants, so new leases usually ask more; 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

Location

Lot outline: 605 m² (6,512 sq ft) · PID 011-174-854. From ParcelMap BC; property lines are approximate, a survey is the legal boundary.

VancouverGoogle Maps ↗

Location

VancouverGoogle Maps ↗

Schools

Catchment schools, Vancouver School Board

Elementary Southlands Elementaryhomes in this catchment
800 m away · 5351 Camosun St, Vancouver · 604-713-5414
Secondary Point Grey Secondaryhomes in this catchment
2.4 km away · 5350 East Blvd, Vancouver · 604-713-8220

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.

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