Home North Vancouver, BC Roche Point 3950 Sparrow Lane

3950 Sparrow Lane, North Vancouver BC - Single Family Residence for Sale - MLS# R3165513

Name: Open House: 3950 Sparrow Lane, MLS#R3165513
Start: 2026-09-17T09:30:00-07:00
End: 2026-09-17T11:00:00-07:00
Location: 3950 Sparrow Lane, North Vancouver, BC

2 days on the market

$2,298,000

Est. Mortgage $10,166/mo

Listing updated: Sep 16, 2026 at 06:53pm

EstateBlock checked: Sep 16, 2026 at 07:40pm

5 Beds

4 Baths

3489 sqft

659 $ /sqft

1987 built

NEW OPEN HOUSE

2 days on the market

$2,298,000

Est. $10,166/mo with 20% down

Listing updated: Sep 16, 2026 at 06:53pm

EstateBlock checked: Sep 16, 2026 at 07:40pm

Photos

Exterior Front Photo of 3950 Sparrow Lane, North Vancouver, BC

Exterior Rear Photo of 3950 Sparrow Lane, North Vancouver, BC

Living Room Photo of 3950 Sparrow Lane, North Vancouver, BC

Family Room Photo of 3950 Sparrow Lane, North Vancouver, BC

Dining Area Photo of 3950 Sparrow Lane, North Vancouver, BC

Kitchen Photo of 3950 Sparrow Lane, North Vancouver, BC

Kitchen Island Photo of 3950 Sparrow Lane, North Vancouver, BC

Pantry Photo of 3950 Sparrow Lane, North Vancouver, BC

Breakfast Nook Photo of 3950 Sparrow Lane, North Vancouver, BC

Primary Bedroom Photo of 3950 Sparrow Lane, North Vancouver, BC

Primary Bathroom Photo of 3950 Sparrow Lane, North Vancouver, BC

Walk-In Closet Photo of 3950 Sparrow Lane, North Vancouver, BC

Bedroom 2 Photo of 3950 Sparrow Lane, North Vancouver, BC

Bedroom 3 Photo of 3950 Sparrow Lane, North Vancouver, BC

Bedroom 4 Photo of 3950 Sparrow Lane, North Vancouver, BC

Guest Bathroom Photo of 3950 Sparrow Lane, North Vancouver, BC

Powder Room Photo of 3950 Sparrow Lane, North Vancouver, BC

Office / Den Photo of 3950 Sparrow Lane, North Vancouver, BC

Loft / Bonus Room Photo of 3950 Sparrow Lane, North Vancouver, BC

Basement Recreation Room Photo of 3950 Sparrow Lane, North Vancouver, BC

Laundry Room Photo of 3950 Sparrow Lane, North Vancouver, BC

Mudroom Photo of 3950 Sparrow Lane, North Vancouver, BC

Entry Foyer Photo of 3950 Sparrow Lane, North Vancouver, BC

Hallway Photo of 3950 Sparrow Lane, North Vancouver, BC

Staircase Photo of 3950 Sparrow Lane, North Vancouver, BC

Garage Interior Photo of 3950 Sparrow Lane, North Vancouver, BC

Outdoor Patio Photo of 3950 Sparrow Lane, North Vancouver, BC

Outdoor Deck Photo of 3950 Sparrow Lane, North Vancouver, BC

Backyard Photo of 3950 Sparrow Lane, North Vancouver, BC

Front Yard Photo of 3950 Sparrow Lane, North Vancouver, BC

Garden / Landscaping Photo of 3950 Sparrow Lane, North Vancouver, BC

Swimming Pool Photo of 3950 Sparrow Lane, North Vancouver, BC

Hot Tub / Spa Photo of 3950 Sparrow Lane, North Vancouver, BC

Outdoor Kitchen Photo of 3950 Sparrow Lane, North Vancouver, BC

Aerial View of 3950 Sparrow Lane, North Vancouver, BC

Street View Photo of 3950 Sparrow Lane, North Vancouver, BC

Neighborhood Park Photo Near 3950 Sparrow Lane, North Vancouver, BC

Steps to the ocean and Cates Park! Enjoy magnificent ocean views + sunsets from every levels of this traditional 3-level family home. Upstairs offers 3 beds, including a spacious primary retreat w stunning views, large walk-in closet + generous ensuite with soaker tub. The main level features a welcoming family room off the kitchen w a romantic gas fireplace + all new S/S appliances. Dining opens onto south facing patio. Walkout basement offers excellent 2 bed suite potential, just add an oven, + a large rec room perfect for movie night, foosball + family fun. Step outside to a fully fenced private backyard w mature hedges, cozy hot tub + multiple decks & balconies ideal for entertaining. A 10-min walk to Dollarton Shopping Centre + 5-min walk to French Immersion Sherwood Park Elementary.

Open houses

17 Sep, 2026 (09:30 AM to 11:00 AM)

20 Sep, 2026 (01:00 PM to 02:30 PM)

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Central Vacuum
Fireplace	3
Heating Type	Forced Air
# of Kitchens	1
Flooring	Hardwood, Mixed, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony, Private Yard
View Description	OCEAN + WESTERLY SUNSETS
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$2,298,000
Total Bedrooms	5
Total Bathrooms	4
Full Bathrooms	4
Half Bathrooms	0
Floor Area Total (sqft)	3489
Year Built	1987
Age Of Building	39
Building Type	Single Family Residence
Property Type	Residential
Stories	3
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Front Access, Garage Door Opener
Total Parking Spaces	6

Lot & Land

Lot Size	8260
Lot Size Depth	Feet
Lot Size Frontage	59
MLS^® #	R3165513
Area	North Vancouver
Neighbourhood	Roche Point
City	North Vancouver
Postal Code	V7G 2M8
Gross Taxes	$6,491.69
Zoning	RS3

Property Timeline

Status	Date	Price
R3165513 / Active	09-15-2026	$2,298,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	19'2 x 19'2 ft
Main Level	Dining Room	13'7 x 13'7 ft
Main Level	Kitchen	13'2 x 13'2 ft
Main Level	Eating Area	11'3 x 11'3 ft
Main Level	Family Room	17'11 x 17'11 ft
Main Level	Laundry	10'3 x 10'3 ft
Main Level	Foyer	15'4 x 15'4 ft
Above Level	Primary Bedroom	17'9 x 17'9 ft
Above Level	Walk-In Closet	13'4 x 13'4 ft
Above Level	Bedroom	13'1 x 13'1 ft
Above Level	Bedroom	13'2 x 13'2 ft
Below	Recreation Room	35'10 x 35'10 ft
Below	Bar Room	7'5 x 7'5 ft
Below	Bedroom	13'2 x 13'2 ft
Below	Bedroom	11'5 x 11'5 ft
Below	Den	13'9 x 13'9 ft
Below	Storage	14'1 x 14'1 ft
Below	Utility	7'1 x 7'1 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Above Level	Yes	#4
Above Level	No	#4
Below	No	#3

Listed by: Royal LePage Sussex

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 & Neighbourhood

Private Schools

Elementary
St.Pius X Elementary School: Above Average 1.49 km 8.8/10
Elementary, Secondary
Lions Gate Christian Academy: Above Average 2.55 km 8.3/10

Closest Transit

Bus Stop
Westbound Dollarton Hwy @ 3800 Block: 0.16 km
Skytrain
Skytrain @ Holdom Stn: 4.64 km

Crime Rate

Total Crime Rate: Low
Violent Crime Rate: Low
Property Crime Rate: Below Average

Demographics

Post-Secondary Education: Above Average 36.7%
No Certificate/Degree: Below Average 9.8%
Owner Occupied: Below Average 56.3%
Employment Rate: Average 62%

Noise/ Power Lines

Road/Hwy Noise: Possible
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

56 / 100

Overall sell-speed score

Moderate pace expected

—

Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.64 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ROCHE POINT compares

This property

2 DOM

Very fast

Roche Point avg

41 DOM

Average

North Vancouver avg

41 DOM

Slower market

3950 Sparrow Lane has a sell-speed score of 56/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. The local market is currently a Balanced Market with a sales-to-active ratio of 13.1% and an area average of 41 days on market — conditions are balanced. With only 336 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V7G 2M8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V7G 2M8, 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 4 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Burnaby Kensington Park, Burnaby (~2.9 km). Annual avg AQHI 1.9 — Low Risk.

Heat Moderate

North Vancouver - District 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: ~29.8 °C baseline, ~32.2 °C projected. Tropical nights (>18 °C): ~0 baseline, ~4 projected.

Precipitation Increasing

Annual precipitation ~1601 mm (1981–2010 baseline), projected ~1661 mm by the 2050s. Extreme 1-day rainfall: ~53.1 mm baseline, ~59.2 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.

Nearby Restaurants, Cafes & Shops

Restaurants (4 nearby)

Wally's burger · 562 m · Fast Food
Scratch kitchen · 665 m · Restaurant
Sapporo kitchen · 677 m · Restaurant

Shopping (3 nearby)

The medicine shoppe · 677 m · Pharmacy
Cove health · 683 m · Pharmacy
Rbc · 698 m · Bank

Groceries (2 nearby)

Bc liquor store · 662 m · Beverages
Nesters market · 667 m · Supermarket

Healthcare (2 nearby)

The medicine shoppe · 677 m · Healthcare
Cove health · 683 m · Healthcare

Cafes (1 nearby)

Jj bean · 691 m · Cafe

Transit (1 nearby)

Bus stop northbound fairway dr @ caddy rd · 880 m · Transit

Schools NearBy

10 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Sherwood Park Elementary School	Public	Grades Served K-7	Catchment Info —	6.6 / 10	Distance 450 m
St.Pius X Elementary School	Independent	Grades Served K-7	Catchment Info —	8.8 / 10	Distance 1.49 KM
Seycove Secondary Community School	Public	Grades Served 8-12	Catchment Info —	7.3 / 10	Distance 1.77 KM
Dorothy Lynas Elementary	Public	Grades Served K-7	Catchment Info —	6.8 / 10	Distance 1.80 KM
Cove Cliff Elementary School	Public	Grades Served K-7	Catchment Info —	7.2 / 10	Distance 2.28 KM
Lions Gate Christian Academy	Independent	Grades Served K-12	Catchment Info —	8.7 / 10	Distance 2.55 KM
St. Helen's	Independent	Grades Served —	Catchment Info —	8.7 / 10	Distance 2.65 KM
Windsor Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.76 KM
Westridge Elementary School	Public	Grades Served K-7	Catchment Info —	7.3 / 10	Distance 2.81 KM
Capitol Hill Elementary School	Public	Grades Served K-7	Catchment Info —	7.2 / 10	Distance 2.89 KM

Pre-computed routes from 3950 Sparrow Lane, North Vancouver, BC

3950 Sparrow Lane, North Vancouver, BC Holdom 4.6 km

78 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Holdom → Waterfront
78 min
Metrotown, Burnaby via Holdom → Metrotown
78 min
SFU Burnaby via Holdom → Production Way
65 min
Richmond Centre via Holdom → Brighouse
103 min
YVR Airport via Holdom → YVR-Airport
104 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
13 min
Metrotown, Burnaby via Lougheed Hwy
11 min
SFU Burnaby via Gaglardi Way
8 min
Richmond Centre via No. 3 Rd
24 min
YVR Airport via Bridgeport / Sea Island
24 min

Calculate your commute

3950 Sparrow Lane, North Vancouver, BC is ideally located for commuters. The property is 4.6 km from Holdom, with a 78 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound Dollarton Hwy @ 3800 Block (0.16 km).

Walkability & Transit Near 3950 Sparrow Lane

Car-Dependent 44

Walk Score - Car-Dependent

Most errands require a car

Some Transit 0

Transit Score - Minimal Transit

It is possible to get on a bus

Somewhat
Bikeable 30

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 3950 Sparrow Lane

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $541

Maintenance fee 0

A 20% down payment of $459,600 on this $2,298,000 listing yields an estimated mortgage of $8,777/month (30-year fixed, 4%). Total estimated housing cost: $9,318/month, $541 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.

Listing data last synced: Sep 16, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $5,512/month in estimated rental income against $9,524/month in mortgage payments, the monthly cashflow is -$4,012/month. A 57% down payment would reach break-even.

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

Estateblock Rent Estimate for 3950 Sparrow Lane, North Vancouver

Buy Vs Rent Calculator

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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.