Home West Vancouver, BC Westmount WV 3420 Rockview Place

3420 Rockview Pl, West Vancouver BC - Single Family Residence for Sale - MLS# R3154342

49 days on the market

$3,380,000

Est. Mortgage $14,953/mo

Listing updated: Aug 11, 2026 at 09:32am

EstateBlock checked: Sep 28, 2026 at 08:30am

5 Beds

3 Baths

3601 sqft

939 $ /sqft

1958 built

12.9% price reduction

49 days on the market

$3,380,000

$3,880,000

Est. $14,953/mo with 20% down

Listing updated: Aug 11, 2026 at 09:32am

EstateBlock checked: Sep 28, 2026 at 08:30am

Photos

Exterior Front Photo of 3420 Rockview Place, West Vancouver, BC

Exterior Rear Photo of 3420 Rockview Place, West Vancouver, BC

Living Room Photo of 3420 Rockview Place, West Vancouver, BC

Family Room Photo of 3420 Rockview Place, West Vancouver, BC

Dining Area Photo of 3420 Rockview Place, West Vancouver, BC

Kitchen Photo of 3420 Rockview Place, West Vancouver, BC

Kitchen Island Photo of 3420 Rockview Place, West Vancouver, BC

Pantry Photo of 3420 Rockview Place, West Vancouver, BC

Breakfast Nook Photo of 3420 Rockview Place, West Vancouver, BC

Primary Bedroom Photo of 3420 Rockview Place, West Vancouver, BC

Primary Bathroom Photo of 3420 Rockview Place, West Vancouver, BC

Walk-In Closet Photo of 3420 Rockview Place, West Vancouver, BC

Bedroom 2 Photo of 3420 Rockview Place, West Vancouver, BC

Bedroom 3 Photo of 3420 Rockview Place, West Vancouver, BC

Bedroom 4 Photo of 3420 Rockview Place, West Vancouver, BC

Guest Bathroom Photo of 3420 Rockview Place, West Vancouver, BC

Powder Room Photo of 3420 Rockview Place, West Vancouver, BC

Office / Den Photo of 3420 Rockview Place, West Vancouver, BC

Loft / Bonus Room Photo of 3420 Rockview Place, West Vancouver, BC

Basement Recreation Room Photo of 3420 Rockview Place, West Vancouver, BC

Laundry Room Photo of 3420 Rockview Place, West Vancouver, BC

Mudroom Photo of 3420 Rockview Place, West Vancouver, BC

Entry Foyer Photo of 3420 Rockview Place, West Vancouver, BC

Hallway Photo of 3420 Rockview Place, West Vancouver, BC

Staircase Photo of 3420 Rockview Place, West Vancouver, BC

Garage Interior Photo of 3420 Rockview Place, West Vancouver, BC

Outdoor Patio Photo of 3420 Rockview Place, West Vancouver, BC

Outdoor Deck Photo of 3420 Rockview Place, West Vancouver, BC

Backyard Photo of 3420 Rockview Place, West Vancouver, BC

Front Yard Photo of 3420 Rockview Place, West Vancouver, BC

Garden / Landscaping Photo of 3420 Rockview Place, West Vancouver, BC

Swimming Pool Photo of 3420 Rockview Place, West Vancouver, BC

Hot Tub / Spa Photo of 3420 Rockview Place, West Vancouver, BC

Outdoor Kitchen Photo of 3420 Rockview Place, West Vancouver, BC

Aerial View of 3420 Rockview Place, West Vancouver, BC

Street View Photo of 3420 Rockview Place, West Vancouver, BC

Neighborhood Park Photo Near 3420 Rockview Place, West Vancouver, BC

Community Amenities Photo (Clubhouse) of 3420 Rockview Place, West Vancouver, BC

Welcome to 3420 Rockview Place, a recently renovated raised bungalow tucked away on a quiet cul-de-sac in Westmount. Set on a generous lot, this home offers a great combination of indoor and outdoor living, with the main floor opening naturally to the surrounding yard and plenty of space for the whole family. The lower level features a separate entrance and full suite, making it an ideal option for extended family, a nanny, guests, or a mortgage helper. The separation between the two levels also provides excellent flexibility for a growing family. Located in the West Bay school catchment and conveniently close to Ambleside, Dundarave, Park Royal, and downtown Vancouver, the location is hard to beat. A large lot, recent renovations, suite, make this a rare opportunity in West Vancouver.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	2
Heating Type	Natural Gas
# of Kitchens	2
Flooring	Mixed
Foundation	Concrete Perimeter

Exterior Features

Roof	Other
Structures	Residential Detached

Building Details

Price	$3,380,000
Total Bedrooms	5
Total Bathrooms	3
Full Bathrooms	3
Half Bathrooms	0
Floor Area Total (sqft)	3601
Year Built	1958
Age Of Building	68
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	Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Carport Multiple, Front Access, Asphalt
Total Parking Spaces	4

Lot & Land

Lot Size	13548
Lot Size Depth	Feet
Lot Size Frontage	172
MLS^® #	R3154342
Area	West Vancouver
Neighbourhood	Westmount WV
City	West Vancouver
Postal Code	V7V 3H3
Gross Taxes	$6,827.72
Zoning	SF

Property Timeline

Status	Date	Price
R3154342 / Active	08-10-2026	$3,380,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	15'3 x 15'3 ft
Main Level	Dining Room	13'5 x 13'5 ft
Main Level	Kitchen	16'9 x 16'9 ft
Main Level	Primary Bedroom	15'1 x 15'1 ft
Main Level	Bedroom	11'9 x 11'9 ft
Main Level	Bedroom	11'9 x 11'9 ft
Main Level	Family Room	12'1 x 12'1 ft
Below	Family Room	19'11 x 19'11 ft
Below	Kitchen	12'10 x 12'10 ft
Below	Dining Room	12'10 x 12'10 ft
Below	Bedroom	16'9 x 16'9 ft
Below	Bedroom	11'9 x 11'9 ft
Below	Office	11'9 x 11'9 ft
Below	Laundry	11'9 x 11'9 ft
Below	Flex Room	16'3 x 16'3 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Main Level	No	#4
Below	No	#5

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, Secondary
Mulgrave School: Above Average 1.47 km 9.2/10
Elementary, Secondary
Mulgrave School: Above Average 1.47 km 9.2/10

Closest Transit

Bus Stop
Westbound Westmount Rd @ Rockview Place: 0.08 km
Skytrain
Skytrain @ Burrard Stn: 9.48 km

Crime Rate

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

Demographics

Post-Secondary Education: Above Average 50.4%
No Certificate/Degree: Below Average 7.1%
Owner Occupied: Below Average 44.7%
Employment Rate: Average 64.1%

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

47 / 100

Overall sell-speed score

Moderate pace expected

B+

Price competition grade

Avg comparable: $3,555,760

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 9.48 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 WESTMOUNT WV compares

This property

49 DOM

Average

Westmount WV avg

61 DOM

Average

West Vancouver avg

61 DOM

Slower market

3420 Rockview Place has a sell-speed score of 47/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 5.2% below comparable active properties in Westmount WV, which is a strong competitive signal. 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 may take several weeks to attract serious offers.

Climate Risk for V7V 3H3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V7V 3H3, 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 (BC ENV 2024). Nearest station: Horseshoe Bay, West Vancouver (~5.3 km). Annual avg AQHI 0 — 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 marine dr @ sharon dr · 999 m · Transit

Schools NearBy

7 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
West Bay Elementary School	Public	Grades Served K-7	Catchment Info —	8.8 / 10	Distance 739 m
Mulgrave School	Independent	Grades Served K-12	Catchment Info —	9.0 / 10	Distance 1.47 KM
Cypress Park Primary	Public	Grades Served K-3	Catchment Info —	0	Distance 1.90 KM
Collingwood School	Independent	Grades Served K-12	Catchment Info —	9.1 / 10	Distance 2.09 KM
Irwin Park Elementary School	Public	Grades Served K-7	Catchment Info —	8.7 / 10	Distance 2.65 KM
Caulfeild Elementary School	Public	Grades Served K-7	Catchment Info —	8.7 / 10	Distance 2.75 KM
Rockridge Secondary School	Public	Grades Served 8-12	Catchment Info —	7.4 / 10	Distance 2.97 KM

Pre-computed routes from 3420 Rockview Pl, West Vancouver, BC

3420 Rockview Pl, West Vancouver, BC Burrard 9.5 km

119 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Burrard → Waterfront
119 min
Metrotown, Burnaby via Burrard → Metrotown
133 min
SFU Burnaby via Burrard → Production Way
140 min
Richmond Centre via Burrard → Brighouse
144 min
YVR Airport via Burrard → YVR-Airport
145 min

By car (off-peak)

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

Calculate your commute

3420 Rockview Pl, West Vancouver, BC is ideally located for commuters. The property is 9.5 km from Burrard, with a 119 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound Westmount Rd @ Rockview Place (0.08 km). Walk Score Transit rating: Some Transit (40/100).

Walkability & Transit Near 3420 Rockview Place

Car-Dependent 5

Walk Score - Car-Dependent

Almost all errands require a car

Some Transit 40

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 28

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 3420 Rockview Place

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $569

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $13,478/month in total housing costs on this $3,380,000 property — $12,909 mortgage payment, $569 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: Aug 11, 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

Based on $7,458/month estimated rent and $13,724/month in total housing costs, this property has a -$6,266/month cashflow. Break-even down payment: approximately 59%.

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

Estateblock Rent Estimate for 3420 Rockview Place, 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.