−9.9% in a year.
The detached benchmark is $2,822,900, with a 0.9% monthly decline. A broad market adjustment cannot replace a property-level comparison.
A MAKAN ESTATES PRIVATE MARKET REVIEW
WEST VANCOUVER, BRITISH COLUMBIA
495 Gordon
Avenue.
↓YOUR HOME.
A CLEARER PERSPECTIVE.
A CLEARER PERSPECTIVE.
MAKAN EMAMI · ANGELL HASMAN & ASSOCIATES
PERSONAL. CONSIDERED. INFORMED.THE PRIVATE REVIEW
495 Gordon Avenue.
A new market.
A fresh perspective.
Your home’s 2022 sale belongs to a different market. This review looks at documented 2026 sales, today’s published competition, and the details that distinguish 495 Gordon Avenue.
Prepared as of 16 October 2026 using public sales records and the September 2026 GVR report. You confirmed the property has had no material changes since the listing photographs.
Makan Emami YOUR VANCOUVER REAL ESTATE ADVISOR
01The marketUnderstand the context↘02The comparablesLook beyond the sale price↘03Your homeRecognize the difference↘04Your valueBring it all together↘
RESEARCHED 16 OCTOBER 2026 Real properties and sourced sale figures. This is a preliminary public-source CMA; the price opinion is an analytical judgment, subject to MLS reconciliation and a walkthrough. View evidence & sources ↗
01 / THE MARKETWEST VANCOUVER · DETACHED
A softer market.
A different starting point.
West Vancouver’s detached benchmark is down 9.9% over the year. A typical-home index gives context; it does not set the value of a custom luxury residence.
WEST VANCOUVER · DETACHED MLS® HPI
The direction of the market.
$2.823M
−9.9%YEAR OVER YEAR · SEPTEMBER 2026
Source: Greater Vancouver REALTORS®, September 2026, p. 4 ↗. Changes are reported HPI changes. Earlier price levels in the PRICE view are approximate values derived from those rounded changes; they are not a monthly series.
41 detached sales.
GVR reports 41 September detached sales for West Vancouver / Howe Sound. This count covers a wider geography than the West Vancouver HPI.
Evidence before aspiration.
The nearby $3.7M Gordon sale and the $4.988M published 3rd Street offering frame two different sides of the pricing discussion.
AN EXCEPTIONAL HOME DESERVES
An equally considered
perspective.
02 / THE COMPARABLESLOOK CLOSER
The homes that
frame the conversation.
Five actual sales and one published offering. Select a map marker, chart point, or property to inspect the comparison and its source.
WEST VANCOUVER · COMPARABLE LOCATIONS↗ N
Address points: BC Address Geocoder · locations approximate
Subject advantage Comparable advantage Context / similar
SIZE IS A STARTING POINT
Where the sales sit.
Select a property to explore. The line marks 495 Gordon’s 5,206 sq ft. Listing-broker dimensions take precedence over differing assessment dimensions. 389 Moyne uses its broker-reported price; a $3,500 record discrepancy is disclosed in the property details.
03 / YOUR HOME
The details
that make
the difference.
Set on a level 12,015 sq ft property, 495 Gordon Avenue combines generous family living with the thoughtful finishes of a contemporary West Vancouver residence.
LIVING AREA5,206 sq ft
LOT AREA12,015 sq ft
BEDROOMS / BATHROOMS7 / 9
YEAR BUILT2021
Source: Makan Estates published listing. Owner reports no material changes. Bath count and suite approvals to be confirmed against the current MLS and municipal record.
PROPERTY DETAILS ON MAKANESTATES.CA ↗BEYOND THE SQUARE FOOTAGEConsidered in
Considered in
every detail.
01
Room for the way you live.
Generous gathering spaces, a custom staircase, and a self-contained lower-level suite, as described in the published listing.
02
Comfort, quietly integrated.
Radiant heating, air conditioning, and smart home technology bring everyday ease to the residence.
03
Land that adds possibility.
A level lot of more than 12,000 sq ft provides an important point of distinction when evaluating similar homes.
04 / YOUR VALUEAS OF 16 OCTOBER 2026
A current range.
A reasoned starting point.
The closed sales support a materially different conversation from the old $5.75M marketing history. This preliminary desk opinion assumes unchanged condition, the published floor area, and ordinary residential use.
PRELIMINARY DESK OPINION · CAD
$4.20M—$4.80M
ANALYTICAL ESTIMATE · SUBJECT TO MLS RECONCILIATION & WALKTHROUGH
HOW THE RANGE IS RECONCILED
More than an average.
Less than a promise.
This is a qualitative judgment, not an automatic price-per-foot formula. No unverified dollar adjustments have been applied.
The $4.2M–$4.8M band is a broad working indication, not a confidence interval. It requires Makan’s review before being used as a listing recommendation.
448 Gordon · $3.70M
Almost identical land on the same street. Gordon is 24 years newer and 305 sq ft larger, supporting a premium that needs to be tested against finish and layout.
Moyne sales · about $4M
389 and 316 Moyne provide nearby design and scale context. Neither is an exact substitute; their land, age, amenities, and public-record differences are disclosed above.
920 3rd · $4.988M asking
A larger house on 5,323 sq ft more land. Its published asking price warrants caution about positioning Gordon above $5M, but is not proof of a sale.
848 Fairmile · $5.425M
More interior space, significantly more land, views, and a pool. This is a reference for the upper bracket, rather than a direct target.
What would firm this up?
Reconcile the cited sales against MLS, check for more recent comparable transactions, confirm live competition, inspect condition and layout, and verify measurements, suite approvals, title, and any unusual sale terms. No fixed sale timeline is promised.
THE EVIDENCERESEARCH CUT-OFF · 16 OCTOBER 2026
Every number.
A source behind it.
Public records can lag and disagree. The report identifies the figure used and explains material differences instead of treating every online number as equally reliable.
Method, assumptions & limitations +
Selected sales were chosen for proximity, residential scale, land, age, and design relevance. Five sales were found for context; this is not a complete MLS census. No pending sale price has been assumed. Published asking prices are kept separate from achieved prices. The market chart uses GVR’s September 2026 report, the latest monthly release located as of the research date.
The value range is a preliminary desk opinion formed from qualitative reconciliation. It is not an appraisal, a guarantee, or an independently approved opinion from Makan Emami. It assumes no material change to the subject since the supplied photos; the owner confirmed that assumption on 16 October. Legal suite status, title, easements, redevelopment potential, and current measurements have not been independently verified.
The 2022 subject sale timing is reported by Zolo; Makan Estates’ sales page displays $5.75M. That historic figure has not been carried forward as present value. Bath counts differ across historical sources; the report retains Makan Estates’ 9-bath description pending MLS confirmation. Assessment transfer dates and MLS contract dates can legitimately differ; other discrepancies still need reconciliation.