2450 Clamshell Pl
Hornby Island, BC V0R1Z0
$1,949,000
Property Details
Property & Lot
- Sub-type
- House
- Lot size
- 16,291 square feet
- Zoning
- Residential
R1/SR
Ownership & Fees
- Property type
- Detached House
- Ownership
- Freehold
- Annual property tax
- $9,415.46
Interior
- Heating
- Baseboard heaters, Electric, Wood
- Cooling / A/C
- None
- Fireplace
- Yes (2)
Exterior & Lot
- View
- Mountain view, Ocean view
- Waterfront
- Waterfront on ocean
Parking
- Total spaces
- 3 — covered indicated
- Features
- Garage
Room Dimensions
| Room | Level | Dimensions |
|---|---|---|
| Bedroom | Second level | 12'6 x 15'0 |
| Den | Second level | 11'11 x 18'4 |
| Bedroom | Main level | 11'11 x 11'11 |
| Bathroom | Main level | 5'9 x 11'3 |
| Ensuite | Main level | 6'0 x 8'6 |
| Primary Bedroom | Main level | 11'10 x 14'5 |
| Family room | Main level | 17'5 x 20'10 |
| Kitchen | Main level | 11'11 x 12'2 |
| Living room | Main level | 13'3 x 13'1 |
| Dining room | Main level | 15'6 |
| Entrance | Main level | 8'3 x 15'5 |
Listing Information
- MLS®
- 1028552
- Listed
- April 2, 2026
- Time on market
- On the market for 151 days
- Data last synced
- August 28, 2026
Listing provided by: Royal LePage-Comox Valley (CV) · Data source: CREA DDF.
Description
Known as Above Tide, this custom home next to Clam Shell Park reflects quality craftsmanship and a strong connection to its surroundings. Thoughtfully reimagined by Blue Sky from its original cottage, it offers a refined, grounded oceanfront living experience. A spacious entry leads into the main living area, where vaulted ceilings and warm wood create a sense of volume and ease. The layout is oriented to the water, with expansive windows and shifting natural light throughout the day. The kitchen is positioned to take in the ocean, with a pantry and an easy flow into the main living space. To one side, a curved window room with a woodstove offers a quiet place to take in the view. Two bedrooms are on the main level, with an additional bedroom and den upstairs. A large deck extends the living space outdoors, and an outbuilding offers additional storage or workspace. An ever-changing seascape—whales, sea lions, and eagles—unfolds just beyond, with the shoreline steps away. (id:63159)
Values & Trends
This listing
$915/sqft
Building average
—
No other active listings in this building
Hornby Island average
$749/sqft
14 active listing(s)
Per-stall/locker dollar values aren't itemized in our data source — shown as included/not indicated only, not a fabricated estimate. $/sqft averages are computed live from other active listings, not a third-party model.
Location Insights
Weather
Nearest station: Comox
16°C
Mostly Cloudy
Humidity 72%
Wind W 4 km/h
Tonight
13°
Tuesday
20°
Tuesday night
16°
Wednesday
16°
Wednesday night
11°
Thursday
17°
Source: Environment and Climate Change Canada.
Nearby Schools
| School | Type | Distance |
|---|---|---|
| Hornby Island Elementary | Elementary | 3.4 km |
| Bowser Elementary | Elementary | 11.2 km |
| Denman Island Community School | Elementary | 14.5 km |
| Beachcombers Academy(Independent) | Elementary | 15.6 km |
| Qualicum Beach Elementary | Elementary | 22.5 km |
| Kwalikum Secondary | Secondary | 24.3 km |
Schools shown by distance from this property. This does not indicate school catchment or enrollment eligibility — contact the school district to confirm catchment boundaries.
Nearby Transit
No TransLink stops within an ~10-minute walk.
School district: Comox Valley (SD71)
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Mortgage & Ownership Cost Calculator
Minimum required: 20.0% ($389,800) — 5% under $500K, 10% up to $1.5M, 20% at/above $1.5M.
Financial Ledger
Rates based on Bank of Canada benchmark data.
Financial Summary
Cash Needed at Closing
Minimum down payment: 5% on the first $500,000, 10% on the portion up to $1.5M, 20% at/above $1.5M. Stress test: OSFI's minimum qualifying rate, the greater of contract rate + 2% or 5.25% — this is what lenders require you to qualify at, not what you'll actually pay. Closing costs are a typical-range estimate, not a quote — actual legal fees vary. Verify all figures with a mortgage broker and lawyer before relying on them.