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$1,268,000

PH1 2438 HEATHER STREET

Vancouver · MLS® R3158294

2 bed · 2 bath · 1,145 sq ft · 3 parking

Condo · Single Family · built 1993 · 46 days on market

Listed by Elizabeth Chau, Latitude Realty Inc.

Realtor's description

Experience exceptional penthouse living in this beautifully maintained 2 bed, 2 bath corner residence at the sought-after Grand Heather Gardens. Rarely available with 3 parking stalls plus a storage locker. Located in a boutique, fully concrete low-rise at West 8th Ave & Heather St, this stunning home showcases ~270 degree panoramic views of downtown (can see fireworks), False Creek & the North Shore Mountains. The bright, open-concept layout features a spacious modern kitchen & multiple balconies providing ~500 sf of outdoor living. Set on a quiet, tree-lined Fairview street, steps from VGH, Broadway, SkyTrain, transit, shops, restaurants & the Seawall, with easy access to Granville Island & downtown. A rare combination of views, space & convenience. Unblocked downtown view when leaves fall off. Don't miss this!

Property details

Type: Condo, Single Family
Bedrooms: 2
Bathrooms: 2
Living area: 1,145 sq ft
Parking: 3
Year built: 1993
Property tax: $3,939 / yr
Strata fee: $747 / mo ($0.65 / sq ft)
Strata rules: Pets Allowed With Restrictions
Days on market: 46
MLS®: R3158294

Buying in a building from 1982 to 2000: what to read first

Features

Central location
Elevator
Pets Allowed With Restrictions
All

Floor plans

Found among the listing photos.

Price check

Above typical for the area (+8.5%)

2026 assessment: $1,171,000 · asking is +8.3%
Price per sq ft: $1,107 vs $1,020 median for condos in Vancouver for sale (2039)

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 46 days · no price changes so far

The market here

Listed now: 38 days; median for 2210 condos for sale; this one 46 days

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

Property tax by year

Year	Assessed	Est. tax
2026	$1,171,000	$3,938

The listing shows $3,939 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

$6,600/mo

Mortgage $5,525 · Tax $328 · Strata $747

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

estimated payment

$5,525/ monthly

loan $1,014,400

25-year amortization

down payment20% · $253,60020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 9, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $642,966
property transfer tax: $23,360; BC general rate
cash to close: $276,960; down + PTT
total paid: $1,657,366

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

Rent: $2,506/mo
After all costs: −$4,329/mo
Cap rate: 1.1%; yearly net rent ÷ price

Rent / moDown payment %Rate %

Costs: mortgage $5,525 · tax $328 · strata $747 · insurance ~$35 · vacancy 3% · upkeep 5%.

Rent starts at CMHC's average for a 2-bedroom in South Granville/Oak, 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

The building's lot: 1,069 m² (11,507 sq ft) · PID 018-372-830. From ParcelMap BC; property lines are approximate, a survey is the legal boundary.

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Location

VancouverGoogle Maps ↗

Schools

Catchment schools, Vancouver School Board

Elementary False Creek Elementaryhomes in this catchment
600 m away · 900 School Green, Vancouver · 604-713-4959
Secondary Kitsilano Secondaryhomes in this catchment
3.2 km away · 2706 Trafalgar St, Vancouver · 604-713-8961

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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