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Legal suite

$1,389,000

504/505 3438 SAWMILL CRESCENT

Beds

Baths

Sqft

—

Year

2022

Location

See the block, not just the house.

Open the map for street view, commute checks, and nearby schools, groceries, mosques, parks, and transit stops.

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About this home

This rare 3 bedroom plus den, 3 bathroom home combines a 2 bedroom plus den residence with a separate LOCK-OFF LEGAL SUITE, each with its own private entrance (Unit #504: 427 square ft and Unit #505: 1,110 sq ft). Located at MODE by Wesgroup in River District, the home features a modem design with approximately $50,000 in upgrades, nearly 10-foot ceilings, southwest exposure, and abundant natural light. Comfort features include air conditioning, heating, and radiant bathroom floors. The building offers excellent amenities such as a fitness centre, yoga studio, work hub, outdoor hot tub, games and theatre rooms, guest suite, and concierge. Steps to shops, restaurants, cafes, transit, and a short drive to Metrotown Mall. (id:65958)

Subtype: Single Family
Structure: Apartment
Common interest: Condo/Strata
Living area: 1,537 square feet
Lot dimensions: 0
Parking: 1 total
Condo/HOA fee: $901.01 monthly
On market: Feb 3, 2026
Status changed: Apr 14, 2026
Annual tax: $4,122.34 (2025)
Photos: 34
MLS#: R3086239
Area: VANCOUVER

Features and systems

Parking

Underground

Appliances

All

Heating

Heat Pump

Cooling

Air Conditioned

Lot

Central location

Community

Pets Allowed With Restrictions

Negative cash flow ~$1,361/mo at these assumptions

Monthly rent (CAD)Adjust to your local market estimateDown payment (%)Investment props typically 20-25%Mortgage rate (% annual)2026 default 5.49% — adjust to your rate holdAmortization (years)

Cash on cash

-5.88%

Cap rate

4.71%

GRM

13.9

Break-even rent

$9,758

Financing

Down payment$277,800

Loan amount$1,111,200

Mortgage$6,817/mo

Operating expenses (monthly)

Property tax(est. 0.55%/yr (AB avg))$637

Insurance$80

Maintenance$1,158

CapEx reserve$579

Vacancy loss$416

Estimates only. Actual cash flow depends on financing terms, condition reports, current market rents, property tax assessment, condo fees, and tenant quality. Defaults: 5% vacancy, 1%/yr maintenance, 0.5%/yr CapEx reserve, $80/mo insurance. Property tax estimated at 0.55%/yr where not provided. Talk to a mortgage broker before relying on these numbers.

Lifestyle nearby

Nearby school, halal, mosque, grocery, park, and transit layers are still being built for Vancouver. The listing facts above are live; the neighborhood-intelligence layer needs POI coverage before it can score this address properly.

Mortgage estimate

Estimated $6,817/mo at 5.49% with 20% down, 25-yr amortization.Estimate only — actual payment varies by qualification + insurance.

Listing brokerage

Listing brokerage on file

Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated Apr 14, 2026.