2976 PALMERSTON AVENUE
West Vancouver, BC V7V2X3
$7,370,000
Property Details
Property & Lot
- Lot size
- 35,621 square feet
- Frontage
- 120 feet
Ownership & Fees
- Property type
- Land / Lot
- Ownership
- Freehold
- Annual property tax
- $29,099.16 (2026)
Interior
- Fireplace
- None
Exterior & Lot
- View
- View
Listing Information
- MLS®
- R3148330
- Listed
- July 21, 2026
- Time on market
- On the market for 41 days
- Tax assessment year
- 2026
- Data last synced
- August 28, 2026
Listing provided by: Royal LePage Sussex · Data source: CREA DDF.
Description
THE GROVE - Build your dream home without compromise and create a world-class estate on this exceptional 35,600+ square ft south-facing property in Altamont, one of West Vancouver's most coveted neighbourhoods. Offered as bare land, the sun-filled, gently sloping site is cleared and ready to build, with significant preparatory work already completed. Design a custom residence of up to 10,500 square ft with filtered ocean views, surrounded by mature trees and complete with resort-style amenities including a pool, tennis or pickleball court, golf greens, outbuildings and seamless indoor-outdoor living. Centrally located yet discreet, this 0.818-acre estate-sized parcel is a unique offering in an established enclave where opportunities to build an estate of this scale are increasingly limited. (id:63159)
Location Insights
Weather
16°C
—
Humidity 72%
Wind E calm km/h
Tonight
14°
Tuesday
20°
Tuesday night
15°
Wednesday
19°
Wednesday night
14°
Thursday
17°
Source: Environment and Climate Change Canada.
Population
44,122
(2021 Census)
+3.9% since 2016
Density: 506.1/km²
Dwellings: 18,795
Median household income: $104,000
After-tax: $90,000
Immigrant population: 45.7%
Top countries of origin (% of total population)
- China12% · 5,295
- Iran10% · 4,405
- United Kingdom4.8% · 2,105
- United States of America2% · 880
- Korea, South1.1% · 500
- Hong Kong1.1% · 475
- Germany1% · 425
- South Africa, Republic of0.9% · 380
Source: Statistics Canada, 2021 Census of Population.
Location Accessibility
Our own metric — not an official Walk Score®.
Amenities
11
1/9 categories nearby
Transit
33
5 stop(s) within 800m
How this is calculated
Amenities: points awarded per category (restaurants, cafes, grocery, parks, shopping, gyms, pharmacies, banks/ATMs, healthcare) based on distance to the nearest one — 3 points under 200m, 2 points under 500m, 1 point under 800m — summed across all 9 categories and scaled to 0–100.
Transit: based on the number of transit stops within 800m and their mode (SkyTrain weighted highest, then streetcar/ferry, then bus). This reflects stop type and count only — our data doesn't include how often a route actually runs, so frequency is never factored in.
Both scores depend on how much of the surrounding area has been synced from OpenStreetMap and TransLink's GTFS feed. A lower score can mean fewer amenities nearby, or simply that this area hasn't been fully synced yet — not a confident measurement of the location itself.
Nearby Schools
| School | Type | Distance |
|---|---|---|
| West Bay Elementary | Elementary | 534 m |
| Mulgrave School(Independent) | K-12 | 851 m |
| Collingwood School(Independent) | K-12 | 1.1 km |
| Irwin Park Elementary | Elementary | 1.3 km |
| Ecole Pauline Johnson Elementary | Elementary | 2.1 km |
| West Vancouver Secondary | Secondary | 2.6 km |
| West Vancouver Inglewood Secondary | Secondary | 2.6 km |
| Cypress Park Primary | Elementary | 3.0 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
| Stop | Type | Distance |
|---|---|---|
| Westbound Marine Dr @ 30 St | — | 351 m |
| Eastbound Marine Dr @ 30 St | — | 365 m |
| Northbound 31 St @ Dickinson Cres | — | 445 m |
| Westbound Marine Dr @ 29 St | — | 471 m |
| Eastbound Marine Dr @ 29 St | — | 483 m |
Nearby Places
Parks (3)
- Altamont Park193 m
- 29th Street Park · 2892 Marine Drive550 m
- Benbow Park601 m
Nearby places data: © OpenStreetMap contributors.
School district: West Vancouver (SD45)
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Mortgage & Ownership Cost Calculator
Minimum required: 20.0% ($1,474,000) — 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.