The Most Spec'd $1.375M Half Duplex in South Vancouver: Inside 225 E 57th Ave

Written in April 2026. Some details have changed since, so check current numbers before you act on this.

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. I listed it at $1,375,000 in April 2026, and it has since sold.

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Daily Hive reported in April 2026, from the Rentals.ca report, that the average asking rent for a three-bedroom in Vancouver had dropped to $3,936 a month. At list price, 225 East 57th Avenue cost $4,093 a month to own after the legal suite downstairs covered $2,200 of the carrying cost. That's 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 kind of home to pay close attention to.

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.

Does a Legal Suite Help You Afford a Vancouver Home?

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.

I put South Vancouver one-bedroom rents at $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 Vancouver three-bedroom asking rent (Rentals.ca, via Daily Hive): $3,936/mo.
This is an example at an assumed rate, not financial advice. Run it with your accountant, and try your own numbers on the mortgage calculator.

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.

Looking for a Home Like This One?

1. Talk to me. This one has sold, so text me at 604 315 5379 and tell me what you're after. No pressure. Bring your partner, your mortgage broker, your accountant.

2. Search what's available. Start with my buyer page, then search properties.

3. Run the suite math. The investor calculator lets you test rental income with your own numbers.

4. Watch the tours. My YouTube channel has my listing tours and market updates.

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Kyle Mark, REALTOR® | eXp Realty | Vancouver Real Estate Expert

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FAQ: 225 E 57th Avenue, Sunset, Vancouver

What was the list price for 225 E 57th Avenue, Vancouver?
$1,375,000 as of April 2026.

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.