held the line. made the deal. $10m for a single home.
- High-rise development site, Oakridge Centre
- Policy-backed strategy beat corporate pressure
listing
description
This deal is proof of what happens when deep policy expertise and unshakable representation come together.
475 W 42nd Avenue — a single-family home directly across from Oakridge Centre — was part of a block flagged for 18-storey development under the Cambie Corridor Plan. The seller was a hardworking family who had owned the property for decades. When they reached out, I knew this would require more than listing it on MLS and hoping for the best.
A buyer group — represented by a major brokerage — got the three adjacent lots under contract. They tried to use that as leverage, pressuring my client to accept a price below market by threatening to “leave them behind.” They used terms like “orphan lot.” They were counting on fear to drive down the price.
But fear only works when you’re unsure of the facts. I wasn’t.
I personally reviewed the site’s zoning, development yield, and urban design context. It became clear that the three lots on their own weren’t viable for a standalone tower. My client’s lot wasn’t optional — it was essential. And I backed that position with detailed, developer-grade analysis.
We held firm. We rejected low offers. And in the end, my position was proven correct. The buyer returned and paid full price: over $10 million for a single-family lot. The other end of the potential assembly — the one they threatened us with — was dropped.
This is what I do. I don’t outsource the research. I read the policy. I run the numbers. I defend my client’s value with clarity and strategy — not noise or ego. I’m not in this to pick fights. I’m in it to win the right ones, the right way.
And yes, the buyer will almost certainly go on to build a successful, profitable tower here. I hope they do. But not at my client’s expense.
investment
thesis
A critical site in the Cambie Corridor’s high-rise plan — delivered at full value, in a pressured negotiation, through precision, confidence, and the right reading of land use policy.
policy
context
Designated for 18-storey development under the Cambie Corridor OCP, the site supports either 100% rental or 70% strata with 30% social housing. While some saw this as a straightforward land play, our analysis showed that partial assemblies wouldn’t meet urban design requirements. My review of physical site characteristics confirmed the client’s lot was necessary for a complete, buildable site — insight that ultimately shaped the outcome.
client representation
I represented only the seller of this lot — not the assembly, not the neighbours, and not the buyer. My loyalty was 100% to one client, and my focus was on one outcome: securing full value. I worked alongside the seller’s family, respected their legacy, and protected their interests from beginning to end — with technical depth and professional diplomacy.
Over $10M for a single lot
Beat pressure through policy
Respected relationships, firm results
specifications
Sold Price: $10,100,000
Lot Size: 6,283 SF
Lot Dimensions: 51.5 ft x 122 ft
Property Type: Development Land
OCP Designation: Multifamily High-Rise (Cambie Corridor Plan)
Max Allowable Height: 18 Storeys
Allowable Use: 100% Secured Rental OR Condo with 30% Social Housing
Zoning Context: Cambie Corridor Phase 3
Legal Description: Lot 5 Block 857 Plan VAP7737 District Lot 526 Land District 36
PID: 010-337-253
Year Built (Existing House): 2010
Assessed Value (2020): $3,613,000
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