Perched high in the prestigious British Properties, 1265 Queens Avenue is a modern masterpiece built in 2020. This residence offers sweeping ocean, Lions Gate Bridge, UBC, and Vancouver Island views — luxury living designed for comfort, entertainment, and style.

🎥 Video Tour

Watch this detailed video tour to see every corner of this stunning home:

![1265 Queens Avenue Luxury Home Tour]
(https://img.youtube.com/vi/28fnH59h0BI/0.jpg)

(Click the image or link to view on YouTube.)

Property Snapshot

Interior Highlights

• Gourmet Kitchen & Chef’s Setup: Miele appliances, granite island, Wolf range in the full spice kitchen, built-in coffee station.

• Smart Home & Premium Systems: Control4 automation, elevator, radiant and natural gas heating, central vacuum, security & fire sprinkler systems.

• Primary Suite as Spa Retreat: Large ensuite, designer finishes, walk-in closet; views and access to private terraces.

Entertainment & Wellness

• Media / Cinema Lounge: Lower-level lounge with multiple screens, pool table and bar-style seating — perfect for entertaining.

• Wellness Amenities: Gym, sauna, steam room, wine cellar.

Outdoor Living & Views

• Sleek pool and expansive decks capturing panoramic views — ocean, bridge, city and island vistas.

• Low-maintenance landscaping and outdoor areas designed for entertaining or relaxation.

Location & Lifestyle

• Located in the British Properties, an area known for prestige, privacy, and natural beauty.

• Top schools nearby (elementary, secondary, private) — great for families.

• Easy access to trails, parks, Capilano Golf & Country Club, and downtown via Lions Gate Bridge.

Investment & Market Appeal

If you’re looking for a home that combines immediate luxury and long-term value, here’s why 1265 Queens stands out:

• Modern build means fewer maintenance concerns.

• High-end finishes & systems already in place.

• Demand for luxury homes in West Vancouver continues to hold up, especially those with strong views and lifestyle amenities.

• Resale potential strong given its location, quality, and distinct features.

Your Next Move

1265 Queens Avenue is listed at $7,888,000, and it won’t stay on the market long.

👉 Contact Sheldon Coxford at SheldonHomes.ca to arrange a private showing or request more details.

778-835-5621 - [email protected]

The countdown to the FIFA World Cup 2026 in Vancouver has begun, and with it comes a surge of opportunity for savvy real estate investors. Vancouver is already one of Canada’s most dynamic rental markets, and major global events like FIFA shine an even brighter spotlight on the city.

Why FIFA Creates a Unique Investment Window

During the tournament, thousands of visitors will be searching for short-term furnished rentals in Vancouver. High-demand neighbourhoods like Downtown Vancouver, False Creek, Olympic Village, and Kitsilano will see an influx of guests looking for fully equipped condos and homes near transit, beaches, and BC Place Stadium.

If you’ve been considering investing in Vancouver real estate, now is the time to explore properties that not only appreciate in value but also offer profitable rental potential during FIFA.

👉 Read more about FIFA 2026 rental opportunities on RentingVancouver.ca

Long-Term Potential Beyond FIFA

While FIFA brings an immediate spike in demand, Vancouver’s rental market remains strong year-round. The city consistently attracts:

    •    Corporate relocations looking for mid-term rentals

    •    International students seeking fully furnished homes

    •    Young professionals and families wanting turnkey rental options

This means investors can benefit from steady rental income long after the World Cup ends.

Timing the Market

Vancouver’s real estate market has been in a slump recently, creating more favorable entry points for buyers. For investors, this presents a rare window:

    •    Purchase at softer prices while demand is lower

    •    Generate strong rental returns during FIFA 2026

    •    Hold long-term for appreciation when the market rebounds

It’s a cycle we’ve seen before, when market conditions normalize, well-located properties not only recover but often outperform.

How We Can Help

At SheldonHomes.ca, I specialize in helping buyers identify properties with strong upside potential. Working closely with our rental team at RentingVancouver.ca, we can guide you through both the purchase and rental placement process, ensuring your property is set up for success both for FIFA 2026 and the years beyond.

Interested in exploring Vancouver properties with FIFA and long-term rental potential? Let’s connect today.

Every October, I make my way down to the Vancouver Convention Centre for the PacificWest Conference. I’ve gone two years in a row now, and honestly, it’s become one of the highlights of my year. Two full days surrounded by other Realtors®, soaking up new ideas, learning about the latest tech, and sharing stories—it’s the kind of event that leaves me buzzing with energy.

Last year I connected with Jade (who’s since become a great friend and colleague), traded referrals with some top agents, and picked up a ton of practical tips that I still use in my business today. That’s what I love about it—every time I come back, I’m sharper, more connected, and better equipped to help my clients buy and sell with confidence.

I’m heading back this year, and I couldn’t be more excited. For me, staying curious and up to date isn’t just about personal growth—it’s about showing up for my clients with the best tools, knowledge, and strategies possible.

Vancouver Makes It Even Better

The bonus? The city I get to call home. Before real estate, I actually worked as a tour guide here, and I never get tired of sharing how special Vancouver is. If you’re coming from out of town for PacificWest, you’re in for a treat—October here is crisp, colourful, and cozy.

A few of my favourite spots near the Convention Centre:

• Coal Harbour & Stanley Park: Grab a coffee and take a walk along the Seawall, or catch the sunset at Harbour Green Park.

• Gastown: Snap a photo with the Steam Clock, then wander down Water Street for great eats.

• Robson Street: Do a little shopping and reward yourself with sushi at Hello Nori or seafood at Joe Fortes.

• Granville Island: Hop on the Aquabus and explore the Public Market—it’s a must.

Why This Matters for You

Here’s the real reason I go: so my clients benefit. Attending events like PacificWest helps me bring back fresh ideas, new marketing strategies, and stronger agent connections—things that make a difference when you’re buying or selling in Vancouver.

So, if you’re a fellow Realtor®, I’d say join us this October—it’s worth it. And if you’re one of my clients, know that I’ll be there, learning, networking, and making sure I’m always bringing my A-game back to you.

See you at PacificWest—and if you’re visiting, see you around Vancouver too!

👉 Check out the details here: PacificWest 2025 Official Website

If you've been thinking about buying a home but aren’t sure if now is the right time, let’s talk about something that could be tipping the scales in your favour: a buyer’s market.

So, what is a buyer’s market?

In real estate, a buyer’s market happens when there are more homes for sale than there are active buyers. This creates less competition for buyers and more pressure on sellers to stand out — often leading to lower prices, longer days on market, and better negotiating opportunities.

You’ll often see this term used when the sales-to-active listings ratio dips below 12%. That’s when conditions start to favour buyers rather than sellers.

Why is this good news for buyers?

If you're a buyer in this kind of market, you hold more power than usual. Here's how you can benefit:

• More options: With higher inventory, you’re not limited to just a few listings. You can take your time, compare properties, and choose the one that truly fits.

• Better prices: Sellers are more motivated, especially if their property has been sitting for a while. This can lead to lower prices or more flexibility during negotiations.

• Favourable terms: Beyond price, you may be able to negotiate for repairs, longer closing dates, or even furniture or appliances to be included.

• Less competition: In a hot seller’s market, you might be up against multiple offers. In a buyer’s market, that bidding war pressure often disappears — giving you more breathing room.

Is now the right time?

Markets can shift quickly. If you’ve been on the fence, a buyer’s market could be your chance to get into a home with better value and less stress. Add in factors like stable mortgage rates or changes in your personal situation (like growing your family, working remotely, or wanting more space), and it might be the ideal moment to act.

A local perspective

In Vancouver, we’ve recently seen inventory rise to levels we haven’t experienced in years. That means more selection and more leverage for buyers — especially in condos and townhomes across the Westside and East Vancouver. Every neighbourhood is a bit different, so it’s worth getting a customized look at the opportunities available.

Thinking about making a move? I’m happy to send you a list of options that match your budget and goals — or even give you a rough idea of what your current home might sell for in today’s market. No pressure, just real advice.

Let’s chat if you’re curious.

— Sheldon

A bold and visionary community is taking shape in one of Vancouver’s most iconic and scenic neighbourhoods. The ʔəy̓alməxʷ / Iy̓álmexw / Jericho Lands just took a major leap forward—Vancouver City Council has officially approved the Official Development Plan (ODP) for this historic site.

Located on 90 acres between West Point Grey and Kitsilano, the Jericho Lands will be transformed into a high-density, mixed-use, transit-connected community with deep cultural roots and a strong commitment to sustainability, inclusion, and Indigenous-led development.

Here’s what’s coming:

• 13,000 new homes, with 20% designated for social housing and another 10% for secured rental

• A future SkyTrain station as part of the UBCX line

• 30 acres of green space including playgrounds, forests, sports fields, and public plazas

• New amenities: a community centre, elementary school, 5 childcare centres, and a House of Learning

• Over 3,000 local jobs through new commercial and retail spaces

• Bold design led by the cultural vision of the Musqueam, Squamish, and Tsleil-Waututh Nations

This isn’t just another master plan—it’s a generational opportunity. The MST Partnership (Musqueam, Squamish, and Tsleil-Waututh) and Canada Lands Company are working together to create a community that blends modern city living with cultural identity and stewardship of the land.

It’s also the largest Indigenous-led development in Vancouver’s history, embedding the values, traditions, and leadership of the three Nations into every part of the plan.

What does this mean for you?

Whether you're a buyer, seller, or investor, this project will significantly reshape the future of Vancouver’s Westside real estate. Expect more transit-oriented options, increased density, and new energy in one of the city’s most desirable areas.

As a local Realtor who lives and works nearby, I’ll be keeping a close eye on timelines, zoning phases, and housing opportunities as they roll out.

Want to stay in the loop or explore opportunities in the surrounding area?
Let’s chat—this could be the start of something big for you too.

—
Sheldon Coxford
Your Kitsilano + Westside Realtor
SheldonHomes.ca
Neighbourhood expertise. Community focus. Always dog-friendly.

With Vancouver’s high rental costs and competitive real estate market, many parents are considering purchasing a home for their university-bound children instead of paying rent. Whether your child is attending the University of British Columbia (UBC) or another post-secondary institution, buying a property can be a strategic investment that not only provides stability but also builds long-term equity.

Key Benefits of Buying Instead of Renting

1. Building Equity Instead of Paying Rent

Instead of spending thousands on rent each year, homeownership allows you to put that money toward a mortgage—helping you build wealth over time. Vancouver’s property values have historically appreciated, making real estate a solid investment.

2. Stability for Your Child’s University Years

Owning a home gives your child a stable and comfortable living environment, reducing the stress of finding rental housing in Vancouver’s tight market. Plus, it allows them to focus on their studies without the worry of rising rent costs or potential evictions.

3. High-Demand Rental Market for Future Income

If your child moves out after graduation, properties in Kitsilano, Fairview, Kerrisdale, and UBC campus areas are always in high demand. You can easily rent out the home to students, young professionals, or families, ensuring a steady rental income.

4. Tax and Mortgage Benefits

If structured correctly, purchasing a home for your child may offer potential tax advantages. Parents may qualify for favourable mortgage terms, and rental income after your child moves out can offset property costs.

5. A Head Start in the Vancouver Real Estate Market

With real estate prices continuing to rise, buying now means your child has an asset in one of Canada’s most desirable housing markets. Whether they choose to live in it long-term or sell it for a profit, they’re getting a foothold in Vancouver’s real estate market early.

Best Neighbourhoods to Buy for University Students

Kitsilano – Close to UBC with excellent transit, beaches, and a vibrant community, Kitsilano is a top choice for students who want a balance of lifestyle and convenience.

Fairview – A central location with easy access to public transit, shopping, and dining, Fairview offers strong rental demand and a mix of condos and townhomes.

Kerrisdale – A quiet, family-friendly area with great amenities and proximity to UBC, Kerrisdale properties tend to hold their value well.

UBC Campus – Buying directly on UBC lands provides unmatched convenience for students and strong rental potential, as demand is consistently high from both students and faculty.

Is Buying a Home for Your University Student Right for You?

Every family's situation is different, but if you're in a position to invest in real estate, purchasing a property for your child can be a strategic financial move. Not only does it save on rent, but it also offers long-term financial benefits and potential rental income.

If you're considering buying a home for your child while they attend university, let's chat! I specialize in Vancouver real estate and can help you find the perfect property in high-demand neighbourhoods like Kitsilano, Fairview, Kerrisdale, and UBC.

If you're planning to buy a home in Vancouver, understanding the difference between mortgage pre-qualification and pre-approval is crucial. These terms may sound similar, but they play very different roles in the home-buying process. Knowing which one you need can give you a competitive edge in the Vancouver real estate market.

What Is Mortgage Pre-Qualification?

Pre-qualification is a quick and informal estimate of how much you might be able to borrow. It involves providing basic financial details without verification. A lender gives you an estimated loan amount, but:

• There’s no credit check or formal commitment.
• It’s helpful for getting a general idea of your home-buying budget.
• It doesn’t carry much weight with sellers in Vancouver’s competitive housing market.

What Is Mortgage Pre-Approval?

Pre-approval is a more in-depth process where you submit financial documents, undergo a credit check, and receive a confirmed loan amount. The benefits include:

• Stronger Offers: Sellers take pre-approved buyers more seriously.
• Defined Budget: Helps you focus on Vancouver homes within your price range.
• Faster Closing: The lender has already reviewed your financials, speeding up the mortgage approval process.

Why You Should Get Pre-Approved Before House Hunting

Getting pre-approved for a mortgage in Vancouver puts you ahead of other buyers and increases your chances of securing your dream home. It’s essential in today’s competitive real estate market where multiple offers are common.

Work With a Mortgage Broker for the Best Rates

I always recommend working with a Vancouver mortgage broker instead of going directly to a bank. Brokers have access to multiple lenders, allowing them to find the best mortgage rates and terms tailored to your needs.

If you need a trusted mortgage broker or have questions about buying a home in Vancouver, reach out—I’m happy to help!

Get in touch!

Finding a truly pet-friendly home in Vancouver isn’t as simple as checking a box. Many buildings claim to allow pets, but once you dig into the rules, you’ll find restrictions on size, breed, or even how many you can have. That’s where I come in.

I’m Sheldon Coxford, a Vancouver-based realtor who’s helped over 100 buyers and sellers navigate the city’s real estate market with confidence. Whether you’re a first-time buyer, young professional, couple, or growing family, I’ll help you find a home that fits your life — and welcomes every member of your household, pets included.

A Home That Works for You (And Your Pets — Now or Later)

Many of my clients aren’t just thinking about where they’ll live today — they’re planning for the future. Maybe you’re buying your first condo and want the flexibility to adopt a pet later on. Or maybe you’re looking for more space for a dog, a partner, or just a little extra breathing room. Whatever your situation, I’ll make sure you find a home that works for you, both now and down the road.

Let’s Find Your Perfect Home

If you’re thinking about buying in Vancouver and want a realtor who knows the market inside and out — plus understands the importance of finding a truly pet-friendly space — let’s chat.

📞 Call or text me, Sheldon Coxford, at 778.835.5621, or fill out my contact form. Whether you need a bigger yard, a dog-friendly condo, or just a home that makes sense for your next chapter, I’ll help you get there.