Home West vancouver, BC Ambleside 1116 Lawson Avenue

1116 Lawson Ave, West Vancouver BC – House for Sale – MLS® R3178132

1116 Lawson Avenue, West vancouver, British Columbia V7T 2E5

West vancouver Houses for Sale

3 days on the market

$3,688,000

Est. Mortgage $16,316/mo

Listing updated: Oct 23, 2026 at 11:36am

EstateBlock checked: Oct 25, 2026 at 06:25pm

4 Beds

4 Baths

3989 sqft

925 $ /sqft

2007 built

NEW

Photos

Exterior photo of 1116 Lawson Ave, West Vancouver, BC – MLS® R3178132

Exterior Rear Photo of 1116 Lawson Avenue, West Vancouver, BC

Living Room Photo of 1116 Lawson Avenue, West Vancouver, BC

Family Room Photo of 1116 Lawson Avenue, West Vancouver, BC

Dining Area Photo of 1116 Lawson Avenue, West Vancouver, BC

Kitchen Photo of 1116 Lawson Avenue, West Vancouver, BC

Kitchen Island Photo of 1116 Lawson Avenue, West Vancouver, BC

Pantry Photo of 1116 Lawson Avenue, West Vancouver, BC

Breakfast Nook Photo of 1116 Lawson Avenue, West Vancouver, BC

Primary Bedroom Photo of 1116 Lawson Avenue, West Vancouver, BC

Primary Bathroom Photo of 1116 Lawson Avenue, West Vancouver, BC

Walk-In Closet Photo of 1116 Lawson Avenue, West Vancouver, BC

Bedroom 2 Photo of 1116 Lawson Avenue, West Vancouver, BC

Bedroom 3 Photo of 1116 Lawson Avenue, West Vancouver, BC

Bedroom 4 Photo of 1116 Lawson Avenue, West Vancouver, BC

Guest Bathroom Photo of 1116 Lawson Avenue, West Vancouver, BC

Powder Room Photo of 1116 Lawson Avenue, West Vancouver, BC

Office / Den Photo of 1116 Lawson Avenue, West Vancouver, BC

Loft / Bonus Room Photo of 1116 Lawson Avenue, West Vancouver, BC

Basement Recreation Room Photo of 1116 Lawson Avenue, West Vancouver, BC

Laundry Room Photo of 1116 Lawson Avenue, West Vancouver, BC

Mudroom Photo of 1116 Lawson Avenue, West Vancouver, BC

Entry Foyer Photo of 1116 Lawson Avenue, West Vancouver, BC

Hallway Photo of 1116 Lawson Avenue, West Vancouver, BC

Staircase Photo of 1116 Lawson Avenue, West Vancouver, BC

Garage Interior Photo of 1116 Lawson Avenue, West Vancouver, BC

Outdoor Patio Photo of 1116 Lawson Avenue, West Vancouver, BC

Outdoor Deck Photo of 1116 Lawson Avenue, West Vancouver, BC

Backyard Photo of 1116 Lawson Avenue, West Vancouver, BC

Front Yard Photo of 1116 Lawson Avenue, West Vancouver, BC

Garden / Landscaping Photo of 1116 Lawson Avenue, West Vancouver, BC

Swimming Pool Photo of 1116 Lawson Avenue, West Vancouver, BC

Hot Tub / Spa Photo of 1116 Lawson Avenue, West Vancouver, BC

Outdoor Kitchen Photo of 1116 Lawson Avenue, West Vancouver, BC

Aerial View of 1116 Lawson Avenue, West Vancouver, BC

Street View Photo of 1116 Lawson Avenue, West Vancouver, BC

Neighborhood Park Photo Near 1116 Lawson Avenue, West Vancouver, BC

Community Amenities Photo (Clubhouse) of 1116 Lawson Avenue, West Vancouver, BC

Fitness Center Photo Near 1116 Lawson Avenue, West Vancouver, BC

Playground / Recreational Area Near 1116 Lawson Avenue, West Vancouver, BC

Ambleside at its best with lovely ocean view. This amazing custom built home offers 4 bdrms & 4 baths, nearly 6700 SF lot with south facing back yard.Home features a wonderful floor plan. Fully finished basement with media room, recreation room & lots of storage space. Professionally landscaped garden. Perfect choice for a growing family. Walk distance to Ridgeview Elementary & both West Van & Sentinel Secondary. Short drive to Park Royal Mall, Community Centre, Marine Dr shops, restaurants. Must see.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Full
Fireplace	2
Heating Type	Forced Air
# of Kitchens	1
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony, Private Yard
View Description	OCEAN,WATER
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$3,688,000
Total Bedrooms	4
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	3989
Year Built	2007
Age Of Building	19
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Front Access, Lane Access
Total Parking Spaces	4

Lot & Land

Lot Size	6716
Lot Size Depth	Feet
Lot Size Frontage	55
MLS^® #	R3178132
Area	West Vancouver
Neighbourhood	Ambleside
City	West Vancouver
Postal Code	V7T 2E5
Gross Taxes	$11,882.54
Zoning	SFD

Property Timeline

Status	Date	Price
R3178132 / Active	10-23-2026	$3,688,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	16' x 16' ft
Main Level	Kitchen	20' x 20' ft
Main Level	Eating Area	12'5 x 12'5 ft
Main Level	Dining Room	14'5 x 14'5 ft
Main Level	Butlers Pantry	5' x 5' ft
Main Level	Office	14' x 14' ft
Above Level	Primary Bedroom	16'5 x 16'5 ft
Above Level	Walk-In Closet	16' x 16' ft
Above Level	Bedroom	15'5 x 15'5 ft
Above Level	Bedroom	12' x 12' ft
Above Level	Laundry	9'5 x 9'5 ft
Below	Recreation Room	16' x 16' ft
Below	Media Room	14' x 14' ft
Below	Laundry	19'5 x 19'5 ft
Below	Bedroom	12' x 12' ft

Bathrooms

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

Listed by: Sutton Group-West Coast 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 & Neighbourhood

Private Schools

Elementary
St. Anthony's: Above Average 1.23 km 8.5/10
Elementary, Secondary
Collingwood School: Above Average 3.01 km 9.4/10

Closest Transit

Bus Stop
Southbound 11 St @ 1200 Block (Flag): 0.1 km
Skytrain
Seabus Station @ Lonsdale Quay: 5.44 km

Crime Rate

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

Demographics

Post-Secondary Education: Above Average 48.7%
No Certificate/Degree: Below Average 12.3%
Owner Occupied: Below Average 50%
Employment Rate: Above Average 66.4%

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

38 / 100

Overall sell-speed score

May take longer

—

Price competition grade

No comparable data

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.44 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 AMBLESIDE compares

This property

3 DOM

Very fast

Ambleside avg

61 DOM

Average

West vancouver avg

61 DOM

Slower market

1116 Lawson Avenue has a sell-speed score of 38/100, placing it in the "May take longer than the area average to sell" band. The listing is has limited comparable pricing data available. 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 only 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 V7T 2E5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V7T 2E5, 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 3.9 µg/m³ — meets WHO 2021 guideline. Nearest station: North Vancouver Mahon Park, North Vancouver (~4.8 km). Annual avg AQHI 2.1 — Low Risk.

Heat Low

West Vancouver 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.

Nearby Restaurants, Cafes & Shops

Transit (1 nearby)

Bus stop eastbound fulton ave @ 15 st · 997 m · Transit

Schools NearBy

13 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Ridgeview Elementary School	Public	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 267 m
Westcot Elementary School	Public	Grades Served K-7	Catchment Info —	9.8 / 10	Distance 813 m
Hollyburn Elementary School	Public	Grades Served K-7	Catchment Info —	7.6 / 10	Distance 889 m
Sentinel Secondary School	Public	Grades Served 8-12	Catchment Info —	8.5 / 10	Distance 966 m
West Vancouver Secondary School	Public	Grades Served 8-12	Catchment Info —	7.9 / 10	Distance 1.06 KM
Chartwell Elementary School	Public	Grades Served K-7	Catchment Info —	9.0 / 10	Distance 1.11 KM
West Vancouver Inglewood Secondary	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 1.11 KM
Ecole Cedardale	Public	Grades Served —	Catchment Info —	9.2 / 10	Distance 1.17 KM
St. Anthony's	Independent	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 1.23 KM
Irwin Park Elementary School	Public	Grades Served K-7	Catchment Info —	8.7 / 10	Distance 2.42 KM
Saplings Nature School	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.54 KM
Capilano Elementary School	Public	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.90 KM
Cleveland Elementary	Public	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.95 KM

Walkability & Transit Near 1116 Lawson Avenue

Car-Dependent 46

Walk Score - Car-Dependent

Most errands require a car

Some Transit 47

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 58

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 1116 Lawson Avenue

/month

Principal & Interest

Property Taxes $990

Maintenance fee 0

A 20% down payment of $737,600 on this $3,688,000 listing yields an estimated mortgage of $14,086/month (30-year fixed, 4%). Total estimated housing cost: $15,076/month, $990 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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $8,139/month in estimated rental income against $15,344/month in mortgage payments, the monthly cashflow is -$7,205/month. A 61% 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 1116 Lawson Avenue, West 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.