Strategic Live/Work Opportunity: Independent Commercial & Residential Units in One Offering

The CRE Investment & Development Team at Royal LePage Commercial (Sussex), in collaboration with Royal Pacific Lions Gate Realty, is pleased to present a rare live/work strata opportunity at INNOVA – 422 East 3rd Street, North Vancouver.

This offering represents a compelling opportunity to acquire new, full-concrete construction in the heart of Lower Lonsdale / Moodyville, an area experiencing continued residential growth and increasing demand for flexible commercial space.

Flexible Two-Level Live/Work Configuration

The property consists of two independent, self-contained units with separate entrances, allowing them to be occupied together or separately depending on ownership objectives.

The ground-level commercial unit (528 SF) features direct street access, excellent visibility, large display windows, in shell condition but with a finished kitchen, and a full bathroom. This space is well suited for professional or semi-professional offices, studios, or client-facing businesses.

The upper-level residential unit (556 SF) offers a modern one-bedroom layout with an open-concept kitchen and living area, along with a contemporary bathroom. This suite can function as a live/work residence, staff accommodation, or an independent rental unit.

With two kitchens and two bathrooms, the layout provides exceptional flexibility for both owner-occupiers and investors.

Full-Concrete Building with Established Commercial Presence

INNOVA is a newly completed full-concrete development offering modern design, strong sound separation, and a high-quality streetscape. The building is home to a diverse mix of established commercial occupants, including Delany’s Coffee, Lee’s Donuts, medical and physiotherapy clinics, public and private daycares, insurance and engineering offices.

This tenant mix contributes to consistent daytime activity and long-term stability within the development.

Prime Lower Lonsdale / Moodyville Location

Situated just steps from Moodyville Park, the Spirit Trail, the Shipyards District, and Lonsdale Quay, the property benefits from excellent walkability and access to amenities. The Seabus provides direct connectivity to Downtown Vancouver, making the location attractive for both residential and professional users.

The surrounding neighbourhood continues to densify, with over 1,400 residential units proposed within a three-block radius, supporting increased demand for local services and flexible live/work space.

Zoning & Permitted Uses

The property is zoned CD-730, permitting:

• Live/work studios

• Professional and semi-professional offices

• Artist studios

This zoning supports a wide range of uses and enhances the long-term adaptability of the asset.

Salient Facts

• Civic Address: 104/204 – 422 East 3rd Street, North Vancouver, BC

• Total Area: 1,085 SF 

– Ground Floor Commercial: 528 SF 

– Upper Level Residential: 556 SF

• Zoning: CD-730

• Parking: One (1) stall

• Strata Fees: $473.37 per month

• Asking Price: $1,398,000

Investment Considerations

New, small-format concrete live/work product remains limited in North Vancouver, particularly within walkable, transit-oriented neighbourhoods. As Lower Lonsdale continues to evolve, properties offering independent commercial and residential components are well positioned to benefit from long-term demand, flexibility of use, and broad market appeal.

For More Information

For additional information, please contact Raman Bayanzadeh PREC, CCIM, Pouria Nikravan PREC,

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