Home Lions Bay, BC Lions Bay 475 Bayview Road

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Lions Bay (vacant land) view Lot!! This is your opportunity to purchase a 15,277 sq.ft. Beautiful lot with previously submitted plans for a stunning 3,827 sq.ft. 3 or 4 bedroom and office, 4.5 bathroom Westcoast Contemporary home designed Polyform Architecture. A lot of the work is complete with Geotechnical Report, available building plans, and site survey available. Option to have Common Ground Construction construct the home or the plans can be supplied for a builder of your choice. Sign at property. Drone video available.

Building 17 fields Inside & out 8 fields Lot & land 10 fields

Building Details

Price	$1,099,000
Total Bedrooms	3
Total Bathrooms	5
Full Bathrooms	4
Half Bathrooms	1
Floor Area Total (sqft)	3881
Age Of Building	999
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Building Name	Upper Bayview
Ownership Type	Freehold NonStrata
Utility Type	None
Utility Sewer	Septic Tank
Water (WaterSource)	Public
Parking Type	Carport Multiple, Detached, Front Access
Total Parking Spaces	2

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Heating Type	Other
# of Kitchens	2
Foundation	Concrete Perimeter

Exterior Features

View Description	OCEAN
Roof	Other
Structures	Residential Detached

Lot & Land

Lot Size	15277
Lot Size Depth	Feet
Lot Size Frontage	108
MLS^® #	R3166105
Area	West Vancouver
Neighbourhood	Lions Bay
City	Lions Bay
Postal Code	V0N 2E0
Gross Taxes	$3,083.01
Zoning	RES

Property Timeline

Status	Date	Price
R3166105 / Active	09-15-2026	$1,099,000

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	0'0 x 0'0 ft
Main Level	Great Room	0'0 x 0'0 ft
Main Level	Wok Kitchen	0'0 x 0'0 ft
Main Level	Living Room	0'0 x 0'0 ft
Main Level	Dining Room	0'0 x 0'0 ft
Main Level	Office	0'0 x 0'0 ft
Main Level	Storage	0'0 x 0'0 ft
Above Level	Primary Bedroom	0'0 x 0'0 ft
Above Level	Bedroom	0'0 x 0'0 ft
Above Level	Bedroom	0'0 x 0'0 ft

Bathrooms

Floor	Ensuite	Pieces
Above Level	Yes	#5
Above Level	No	#3
Above Level	Yes	#4
Main Level	No	#3
Main Level	No	#2

Listed by: RE/MAX Masters Realty

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

Map, sell speed & climate

SkyTrain 19.75 km · crime average · sell-speed score 38/100 (may take longer) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (2 nearby)

Lions bay hair salon · 261 m · Hairdresser
Lions bay · 279 m · Post Office

Groceries (1 nearby)

Lions bay liquor · 274 m · Beverages

Transit (1 nearby)

Bus stop southbound hwy 99 @ kelvin grove way · 820 m · Transit

Private Schools

Elementary, Secondary
Mulgrave School: Above Average 12.49 km 9.2/10
Elementary, Secondary
Mulgrave School: Above Average 12.49 km 9.2/10

Closest Transit

Bus Stop
Northbound Crosscreek Rd @ Lions Bay: 0.22 km
Skytrain
Seabus Station @ Lonsdale Quay: 19.75 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Above Average 35.4%
No Certificate/Degree: Below Average 9%
Owner Occupied: Below Average 52.8%
Employment Rate: Average 56.3%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

38 / 100

Overall sell-speed score

May take longer

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 19.75 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How LIONS BAY compares

This property

59 DOM

Average

Lions Bay avg

61 DOM

Average

Lions Bay avg

61 DOM

Slower market

475 Bayview Road has a sell-speed score of 38/100, placing it in the "May take longer than the area average to sell" band. The local market is currently a Buyer's Market with a sales-to-active ratio of 6.1% and an area average of 61 days on market — buyers have more leverage. With 492 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V0N 2E0

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V0N 2E0, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 3.8 µg/m³ — meets WHO 2021 guideline. Nearest station: Horseshoe Bay, West Vancouver (~10.5 km). Annual avg AQHI 0 — Low Risk.

Heat Low

Lions Bay currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~6 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~29.7 °C baseline, ~32 °C projected. Tropical nights (>18 °C): ~0 baseline, ~4 projected.

Precipitation Increasing

Annual precipitation ~1515 mm (1981–2010 baseline), projected ~1575 mm by the 2050s. Extreme 1-day rainfall: ~50.5 mm baseline, ~57 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~22 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Schools NearBy

1 School is within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Lions Bay Community School	Public	Grades Served K-3	Catchment Info —	N/A	Distance 651 m

Walkability & Transit Near 475 Bayview Road

Car-Dependent 32

Walk Score - Car-Dependent

Most errands require a car

Somewhat Bikeable 31

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Costs & calculators

Monthly cost about $4,686/month · rent estimate $3,428/month · owning catches up with renting by year 4 · cash flow if rented −$1,569/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 475 Bayview Road

$4,686 /month

Principal & Interest $4,429

Property Taxes $257

Maintenance fee $0

The estimated monthly cost of 475 Bayview Road, Lions Bay is $4,686: $4,429 principal and interest with 20% down over 30 years at 4.45%, plus $257 property tax.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

−$1,569 /month

Mortgage Payment $4,429

Monthly Cash Flow −$1,569

Break Even Down Payment 49%

Cap Rate -1.7%

Cash on Cash -8.6%

If 475 Bayview Road, Lions Bay were rented at $3,428 a month with 5% vacancy, it would fall $1,569 a month short of the mortgage and carrying costs; about 49% down would break even.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 475 Bayview Road, Lions Bay

$3,428 / month

Rent $3,428

Own $4,686

Principal: $1,424/mo Interest, tax, insurance, fees: $3,262/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,192/mo (year 1) → ~$2,773/mo (year 20) → ~$4,136/mo (year 29).

Net cost to own at year 5 ~$3,262/mo About $166/mo less than renting

EstateBlock estimates 475 Bayview Road, Lions Bay would rent for about $3,428 a month.

Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.

Rent vs own: 475 Bayview Road

Rent vs own

Owning catches up by year 4

With 20% down ($219,800) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $78,348

Principal paid off by year 10 $176,181

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Renting 475 Bayview Road, Lions Bay is cheaper at first, but owning catches up by year 4, with $78,348 of principal paid off by year 5 and $176,181 by year 10.