Majestically situated on almost 250 feet of shoreline, with panoramic unobstructed mountain and ocean vistas, the asking price reflects WATERFRONT land value. The older quality built family home requires repairs & renovation. Development potential of lower floor into suite for rental income generation. Recent council approval of bylaw amendments to allow for a dock access to the foreshore or small scale multi-unit housing. Architecturally designed for entertaining, this low maintenance estate property in a private setting offers incredible sunset views. Extensive outdoor living space, with easy ocean access, provides integration with nature such as whales, seals, dolphins, and soaring eagles. Imagine the seaside lifestyle of an ocean swim or kayak with freshly trapped prawns for dinner

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Full
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave, Oven, Range Top
Interior Features	Pantry, Vaulted Ceiling(s)
Fireplace	3
Heating Type	Baseboard, Radiant, Wood
# of Kitchens	1
Flooring	Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony, Private Yard
View Description	Oceanfront, waterfront
Roof	Asphalt, Torch-On
Structures	Residential Detached

Building Details

Price	$2,950,000
Total Bedrooms	5
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	4187
Year Built	1988
Age Of Building	38
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Front Access, Side Access
Total Parking Spaces	5

Lot & Land

Lot Size	18191
Lot Size Depth	Feet
Lot Size Frontage	84.77
MLS^® #	R3103173
Area	West Vancouver
Neighbourhood	Howe Sound
City	West Vancouver
Postal Code	V7W 2T5
Gross Taxes	$8,141.39
Zoning	RS10

Property Timeline

Status	Date	Price
R3103173 / Active	03-23-2026	$2,950,000
R2961720 / Expired	01-29-2025	$2,965,000
R2864059 / Expired	03-28-2024	$3,398,888

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	9'7 x 9'7 ft
Main Level	Living Room	13'10 x 13'10 ft
Main Level	Dining Room	11'18 x 11'18 ft
Main Level	Family Room	9'9 x 9'9 ft
Main Level	Laundry	4'7 x 4'7 ft
Above Level	Primary Bedroom	11'9 x 11'9 ft
Above Level	Bedroom	10'3 x 10'3 ft
Above Level	Bedroom	10'11 x 10'11 ft
Below	Bedroom	9'1 x 9'1 ft
Below	Den	13' x 13' ft
Below	Recreation Room	13'2 x 13'2 ft
Below	Bedroom	15'5 x 15'5 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#4
Above Level	No	#4
Below	No	#4

Listed by: Sincere Real Estate Services

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: 6.58 km
Elementary, Secondary
Mulgrave School: 6.58 km

Closest Transit

Bus Stop
Southbound Hwy 99 Offramp @ Ansell Place: 0.78 km
Skytrain
Skytrain @ Burrard Stn: 15.49 km

Crime Rate

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

Demographics

Post-Secondary Education: Above Average; 45.2%
No Certificate/Degree: Below Average; 9.1%
Owner Occupied: Below Average; 46.5%
Employment Rate: Average; 56.9%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Possible
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

44 / 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 (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Possible — near transit

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How HOWE SOUND compares

This property

109 DOM

Slower than area

Howe Sound avg

57 DOM

Average

West Vancouver avg

57 DOM

Faster market

8255 Pasco Road has a sell-speed score of 44/100, 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 4.1% and an area average of 57 days on market — buyers have more leverage. With only 392 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 V7W 2T5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V7W 2T5, 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 (~3.1 km). Annual avg AQHI 0 — Low Risk.

Heat Low

West Vancouver currently sees ~1 days 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.