The Most Spec'd $1.375M Half Duplex in South Vancouver: Inside 225 E 57th Ave
The Most Spec'd .375M Half Duplex in South Vancouver: Inside 225 E 57th Ave Prefer video? Subscribe on YouTube — 2 new Vancouver market videos every week.
The quick take
A 1,540 sqft half duplex in Sunset, designed by Randy Bens and built by Woodbine in 2022, with a legal one-bedroom income suite, detached EV-ready garage, and no strata fee. Listed at $1,375,000 — and the rent-vs-own math has Vancouver buyers paying attention.
The average three-bedroom rental in Vancouver right now is $3,690 a month. 225 East 57th Avenue costs $4,093 a month to own — after the legal suite downstairs covers $2,200 of the carrying cost. That's a $403 gap between renting forever and owning an architect-designed half duplex with an income stream built in. If you've been watching Vancouver affordability from the sidelines waiting for the math to work, this is the listing I'd pay closest attention to in April 2026.
The Numbers at a Glance
$1.375M
List Price
1,540
Sqft, 3 Levels
$2,200
Suite Income/mo
$0
Strata Fee
The Architect and the Builder
Most new builds in South Vancouver are spec homes designed by drafters working off a template. This one isn't. Randy Bens Architect — a West Van-based firm whose principal trained under Arthur Erickson and Busby and Associates — designed every line of this property. Bens has been published in ArchDaily, Design Milk, and Architectural Record. His portfolio includes West Coast Modern residences from West Van to Burnaby. His own studio is a converted shipping container. The point: nothing about this house is accidental.
The builder is Woodbine Builders Ltd., operating out of South Van at 396 East 54th, BBB accredited A+, with a 2-5-10 New Home Warranty still active (two years on labour and materials, five on the building envelope, ten on the structure). Occupancy Permit OC-2023-00100. Built 2022.
"The roofline, the siding material, the window placement, the ceiling heights — those are decisions, not defaults."
— On why an architect-designed build in this price range is rare
Every Finish. Every Brand. Every Reason.
Most listing posts say "high-end finishes" and leave it at that. Here's what's actually in this house:
Kitchen: Fulgor Milano Sofia 30" full gas range — Italian, professional-grade, the kitchen you imagined after watching The Bear. Matching Fulgor Milano insert range hood. Beko built-in panel-door refrigerator (no stainless steel screaming at you — the fridge face matches the cabinetry). Bloomberg dishwasher. Panasonic 1200W microwave. New Crystal Kitchen cabinetry with Richelieu modern metal pulls. TCE Stone Model 2041 quartz countertops and backsplash — 3cm counter, 2cm backsplash, continuous from kitchen to every bathroom. West Elm island pendants overhead. 9-foot ceilings above.
Bathrooms (all four): Riobel rain-head shower assemblies — Canadian luxury plumbing, the fixture you see in boutique hotels. Kohler floating toilets. ACM Glass shower enclosures. West Elm lighting. 2x2 Porcellanato hex-white porcelain floors, 12x24 white rectangle walls. Every bathroom has a bidet-ready electrical outlet pre-installed behind the toilet. Elegant Bath Ltd. throughout.
Systems: Navien radiant in-floor heat — quieter, more efficient, evenly distributed. American Standard central A/C. Metal roof (40-70 year lifespan vs. 20-25 for asphalt). Longboard aluminum siding — Canadian composite, never needs painting, built for Pacific Northwest weather. WiFi boosters ceiling-mounted on every level. LED slimline pot lights throughout.
The Legal Suite Changes Everything
Calling a basement suite "legal" isn't marketing language here — it's a permit. The suite is a self-contained one-bedroom unit with its own kitchen, bathroom, laundry, and separate entrance. Fulgor Milano 24" glass cooktop. LG 24" fridge. New Crystal Kitchen cabinetry. Riobel fixtures. ACM Glass shower enclosure. LG stacked washer/dryer. Custom ACM Glass closet. Vinyl plank flooring matching the main unit.
South Vancouver one-bedroom rents are running $2,200-$2,400 conservatively in April 2026. This suite commands the upper end. Day one, it's income — and because it's a legal rental unit, roughly a third of the carrying costs (mortgage interest, property tax, maintenance) become tax-deductible. The suite doesn't just help you afford the house. It changes the entire financial structure of owning it.
The ownership math (20% down, 4.10% fixed, 25-year amort):
$1,375,000 list → $275,000 down → $1,100,000 mortgage → $5,846/mo mortgage + $447/mo property tax = $6,293/mo total.
Minus legal suite at $2,200/mo → $4,093/mo net.
Average 3BR Vancouver condo rental: $3,690/mo. Gap to own: $403/mo. Not financial advice — run with your accountant.
Sunset: The Neighbourhood Smart Buyers Are Moving To
Sunset doesn't have the Instagram brand recognition of Kitsilano or Mount Pleasant. That's exactly why it's priced the way it is — and why it's where smart Vancouver buyers are looking in 2026.
Walk Score is 77. The Canada Line is 1.4 km away at Langara-49th, putting downtown Vancouver 20 minutes door-to-door and YVR direct with no transfer. Bus 003 stops 100 metres from the front door. John Henderson Elementary is a 7-minute walk (600m). John Oliver Secondary is 1.7 km. Sunset Community Centre — with a full aquatic centre, fitness facility, and year-round programming — is 500m. Sunset Park is 600m. George Park is 800m.
Fraser Street is one of the most underrated food corridors in the city — Vietnamese, Chinese, Filipino, Korean, all walkable. Phnom Penh and Sun Sui Wah are both within 2 km. T&T Supermarket is 1.5 km away. Richmond is 5-7 minutes by car via Knight Street. You're at the centre of Vancouver and Richmond without paying West Side prices.
What This Listing Signals About the Vancouver Market
In a market where inventory is climbing and buyers finally have leverage, quality separates itself. This is what I've been telling my seller clients for months — overpriced and average is sitting. Well-priced and exceptional is moving. 225 E 57th is the second category, and it's a good tell on where the Vancouver sub-$1.5M spec-home segment is headed: buyers in 2026 are price-sensitive but spec-informed. They know the difference between a Hardie board quick-flip and a metal-roof Randy Bens project. They're willing to pay for the gap — they just won't overpay.
Risk Flag
This is a re-list of a previously expired listing. That's transparent, not a red flag on its own — but it means buyers should ask the right questions: why did it expire, what's changed on price, what's different about presentation this time? The answer here is simple: sharper pricing, fresh (unstaged) photography, and a tighter media package. If you want to see the first-listing data alongside this one, I can walk you through the full history.
How to See It
1. Private tour. Text me directly and I'll book you in — 30-minute walkthrough, no pressure. Bring your partner, your mortgage broker, your accountant.
2. Open house. Watch my Instagram (@kylemark.realestate.group) for the scheduled open — I'll announce 48 hours in advance.
3. Property page. kylemark.ca/225-east-57-avenue — full spec sheet, floor plans, photo gallery.
4. Video walkthrough. Embedded at the top of this post — every finish, every system, every reason.
Ready to make your move in Vancouver's market?
Whether you're buying, selling, or just want to understand what's happening — I'm here to help.
📞 Book a 30-Minute Strategy Call
🏠 Search Properties 🎥 Subscribe on YouTube
Kyle Mark, REALTOR® | eXp Realty | Vancouver Real Estate Expert
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FAQ: 225 E 57th Avenue, Sunset, Vancouver
What is the list price for 225 E 57th Avenue, Vancouver?
$1,375,000 as of April 2026. MLS R2966429.
Is 225 E 57th Avenue a house or a condo?
It's a half duplex — 1,540 sqft across three levels, 3 bedrooms, 4 bathrooms, with a legal one-bedroom basement suite. Lot size is 4,322 sqft. There is no strata fee.
Who designed and built 225 E 57th Avenue?
Designed by Randy Bens Architect (Arthur Erickson lineage, published in ArchDaily). Built by Woodbine Builders Ltd. in 2022 with a 2-5-10 New Home Warranty still active. Occupancy Permit OC-2023-00100.
How much can the legal suite at 225 E 57th rent for?
Conservatively $2,200/month based on April 2026 South Vancouver one-bedroom rental rates. Because it's a legal rental unit, roughly a third of the property's carrying costs become tax-deductible. Consult your accountant for your specific tax position.
What's the monthly cost to own 225 E 57th with 20% down?
Approximately $6,293/month at 4.10% fixed (25-year amortization), including property tax. After offsetting $2,200/month from the legal suite income, the net monthly carrying cost is approximately $4,093. For reference, the average Vancouver 3-bedroom condo rental is $3,690/month. Not financial advice — rates change daily, always verify with your mortgage broker.
How close is 225 E 57th to SkyTrain and downtown?
The Canada Line is 1.4 km away (Langara-49th Station). Downtown Vancouver is 20 minutes door-to-door. YVR is direct on the same line, no transfer. Bus 003 stops 100 metres from the front door. Richmond is 5-7 minutes by car.
What schools are near 225 E 57th Avenue?
John Henderson Elementary is 600 metres (7-minute walk). John Oliver Secondary is 1.7 km. Laura Secord French Immersion is 5.6 km.
How do I book a tour of 225 E 57th?
Book a 30-minute strategy call at bit.ly/Book_Your_Discovery_Call_ or visit the property page at kylemark.ca/225-east-57-avenue for full specs and photo gallery.
Prefer video? Subscribe on YouTube — 2 new Vancouver market videos every week.
The quick take
A 1,540 sqft half duplex in Sunset, designed by Randy Bens and built by Woodbine in 2022, with a legal one-bedroom income suite, detached EV-ready garage, and no strata fee. Listed at $1,375,000 — and the rent-vs-own math has Vancouver buyers paying attention.
The average three-bedroom rental in Vancouver right now is $3,690 a month. 225 East 57th Avenue costs $4,093 a month to own — after the legal suite downstairs covers $2,200 of the carrying cost. That's a $403 gap between renting forever and owning an architect-designed half duplex with an income stream built in. If you've been watching Vancouver affordability from the sidelines waiting for the math to work, this is the listing I'd pay closest attention to in April 2026.
The Numbers at a Glance
The Architect and the Builder
Most new builds in South Vancouver are spec homes designed by drafters working off a template. This one isn't. Randy Bens Architect — a West Van-based firm whose principal trained under Arthur Erickson and Busby and Associates — designed every line of this property. Bens has been published in ArchDaily, Design Milk, and Architectural Record. His portfolio includes West Coast Modern residences from West Van to Burnaby. His own studio is a converted shipping container. The point: nothing about this house is accidental.
The builder is Woodbine Builders Ltd., operating out of South Van at 396 East 54th, BBB accredited A+, with a 2-5-10 New Home Warranty still active (two years on labour and materials, five on the building envelope, ten on the structure). Occupancy Permit OC-2023-00100. Built 2022.
"The roofline, the siding material, the window placement, the ceiling heights — those are decisions, not defaults."
— On why an architect-designed build in this price range is rare
Every Finish. Every Brand. Every Reason.
Most listing posts say "high-end finishes" and leave it at that. Here's what's actually in this house:
Kitchen: Fulgor Milano Sofia 30" full gas range — Italian, professional-grade, the kitchen you imagined after watching The Bear. Matching Fulgor Milano insert range hood. Beko built-in panel-door refrigerator (no stainless steel screaming at you — the fridge face matches the cabinetry). Bloomberg dishwasher. Panasonic 1200W microwave. New Crystal Kitchen cabinetry with Richelieu modern metal pulls. TCE Stone Model 2041 quartz countertops and backsplash — 3cm counter, 2cm backsplash, continuous from kitchen to every bathroom. West Elm island pendants overhead. 9-foot ceilings above.
Bathrooms (all four): Riobel rain-head shower assemblies — Canadian luxury plumbing, the fixture you see in boutique hotels. Kohler floating toilets. ACM Glass shower enclosures. West Elm lighting. 2x2 Porcellanato hex-white porcelain floors, 12x24 white rectangle walls. Every bathroom has a bidet-ready electrical outlet pre-installed behind the toilet. Elegant Bath Ltd. throughout.
Systems: Navien radiant in-floor heat — quieter, more efficient, evenly distributed. American Standard central A/C. Metal roof (40-70 year lifespan vs. 20-25 for asphalt). Longboard aluminum siding — Canadian composite, never needs painting, built for Pacific Northwest weather. WiFi boosters ceiling-mounted on every level. LED slimline pot lights throughout.
The Legal Suite Changes Everything
Calling a basement suite "legal" isn't marketing language here — it's a permit. The suite is a self-contained one-bedroom unit with its own kitchen, bathroom, laundry, and separate entrance. Fulgor Milano 24" glass cooktop. LG 24" fridge. New Crystal Kitchen cabinetry. Riobel fixtures. ACM Glass shower enclosure. LG stacked washer/dryer. Custom ACM Glass closet. Vinyl plank flooring matching the main unit.
South Vancouver one-bedroom rents are running $2,200-$2,400 conservatively in April 2026. This suite commands the upper end. Day one, it's income — and because it's a legal rental unit, roughly a third of the carrying costs (mortgage interest, property tax, maintenance) become tax-deductible. The suite doesn't just help you afford the house. It changes the entire financial structure of owning it.
The ownership math (20% down, 4.10% fixed, 25-year amort):
$1,375,000 list → $275,000 down → $1,100,000 mortgage → $5,846/mo mortgage + $447/mo property tax = $6,293/mo total.
Minus legal suite at $2,200/mo → $4,093/mo net.
Average 3BR Vancouver condo rental: $3,690/mo. Gap to own: $403/mo. Not financial advice — run with your accountant.
Sunset: The Neighbourhood Smart Buyers Are Moving To
Sunset doesn't have the Instagram brand recognition of Kitsilano or Mount Pleasant. That's exactly why it's priced the way it is — and why it's where smart Vancouver buyers are looking in 2026.
Walk Score is 77. The Canada Line is 1.4 km away at Langara-49th, putting downtown Vancouver 20 minutes door-to-door and YVR direct with no transfer. Bus 003 stops 100 metres from the front door. John Henderson Elementary is a 7-minute walk (600m). John Oliver Secondary is 1.7 km. Sunset Community Centre — with a full aquatic centre, fitness facility, and year-round programming — is 500m. Sunset Park is 600m. George Park is 800m.
Fraser Street is one of the most underrated food corridors in the city — Vietnamese, Chinese, Filipino, Korean, all walkable. Phnom Penh and Sun Sui Wah are both within 2 km. T&T Supermarket is 1.5 km away. Richmond is 5-7 minutes by car via Knight Street. You're at the centre of Vancouver and Richmond without paying West Side prices.
What This Listing Signals About the Vancouver Market
In a market where inventory is climbing and buyers finally have leverage, quality separates itself. This is what I've been telling my seller clients for months — overpriced and average is sitting. Well-priced and exceptional is moving. 225 E 57th is the second category, and it's a good tell on where the Vancouver sub-$1.5M spec-home segment is headed: buyers in 2026 are price-sensitive but spec-informed. They know the difference between a Hardie board quick-flip and a metal-roof Randy Bens project. They're willing to pay for the gap — they just won't overpay.
Risk Flag
This is a re-list of a previously expired listing. That's transparent, not a red flag on its own — but it means buyers should ask the right questions: why did it expire, what's changed on price, what's different about presentation this time? The answer here is simple: sharper pricing, fresh (unstaged) photography, and a tighter media package. If you want to see the first-listing data alongside this one, I can walk you through the full history.
How to See It
1. Private tour. Text me directly and I'll book you in — 30-minute walkthrough, no pressure. Bring your partner, your mortgage broker, your accountant.
2. Open house. Watch my Instagram (@kylemark.realestate.group) for the scheduled open — I'll announce 48 hours in advance.
3. Property page. kylemark.ca/225-east-57-avenue — full spec sheet, floor plans, photo gallery.
4. Video walkthrough. Embedded at the top of this post — every finish, every system, every reason.
Ready to make your move in Vancouver's market?
Whether you're buying, selling, or just want to understand what's happening — I'm here to help.
📞 Book a 30-Minute Strategy Call
🏠 Search Properties 🎥 Subscribe on YouTube
Kyle Mark, REALTOR® | eXp Realty | Vancouver Real Estate Expert
FAQ: 225 E 57th Avenue, Sunset, Vancouver
What is the list price for 225 E 57th Avenue, Vancouver?
$1,375,000 as of April 2026. MLS R2966429.
Is 225 E 57th Avenue a house or a condo?
It's a half duplex — 1,540 sqft across three levels, 3 bedrooms, 4 bathrooms, with a legal one-bedroom basement suite. Lot size is 4,322 sqft. There is no strata fee.
Who designed and built 225 E 57th Avenue?
Designed by Randy Bens Architect (Arthur Erickson lineage, published in ArchDaily). Built by Woodbine Builders Ltd. in 2022 with a 2-5-10 New Home Warranty still active. Occupancy Permit OC-2023-00100.
How much can the legal suite at 225 E 57th rent for?
Conservatively $2,200/month based on April 2026 South Vancouver one-bedroom rental rates. Because it's a legal rental unit, roughly a third of the property's carrying costs become tax-deductible. Consult your accountant for your specific tax position.
What's the monthly cost to own 225 E 57th with 20% down?
Approximately $6,293/month at 4.10% fixed (25-year amortization), including property tax. After offsetting $2,200/month from the legal suite income, the net monthly carrying cost is approximately $4,093. For reference, the average Vancouver 3-bedroom condo rental is $3,690/month. Not financial advice — rates change daily, always verify with your mortgage broker.
How close is 225 E 57th to SkyTrain and downtown?
The Canada Line is 1.4 km away (Langara-49th Station). Downtown Vancouver is 20 minutes door-to-door. YVR is direct on the same line, no transfer. Bus 003 stops 100 metres from the front door. Richmond is 5-7 minutes by car.
What schools are near 225 E 57th Avenue?
John Henderson Elementary is 600 metres (7-minute walk). John Oliver Secondary is 1.7 km. Laura Secord French Immersion is 5.6 km.
How do I book a tour of 225 E 57th?
Book a 30-minute strategy call at bit.ly/Book_Your_Discovery_Call_ or visit the property page at kylemark.ca/225-east-57-avenue for full specs and photo gallery.
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