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Four bedrooms, a main-floor primary, a double garage, and over 1,100 unfinished square feet in the basement. Our buyer got it for $875K with an offer built around certainty.
Our buyer just bought a four-bedroom townhouse at 3-16995 64th Avenue in Cloverdale for $875,000, $24,000 under the $899,000 list price. The home has real potential, and our buyer got in at a price that leaves room to work with.
The listing had been on the market for 55 days at an unchanged $899,000. We wrote an offer with no financing condition, no strata document review condition, and one short inspection condition of our own. This post covers the home, how the offer was built, and what any buyer should weigh before copying that approach.
Living room
This is a two-storey townhouse with a basement, laid out so most daily life happens on the main floor. The primary bedroom is on the main level, measuring roughly 16’8″ x 12’11”, with a walk-in closet and an ensuite that includes a soaker tub. The living areas have vaulted ceilings, hardwood floors, and two natural gas fireplaces.
Primary ensuite · Walk-in closet
The kitchen has been renovated, with updated cabinetry, countertops, and appliances, plus added pantry storage. Laundry is on the main floor. Upstairs are two more bedrooms and a landing that can work as a home office, along with a storage room. The backyard is private and fully fenced, with a covered patio, and the garage fits two vehicles.
Kitchen · Kitchen and nook
Covered patio
We can walk you through what’s selling, what’s sitting, and how to position an offer on a townhouse in a complex like this one.
Contact JordanOffers on strata townhouses usually carry three protections: subject to financing, subject to review of the strata documents, and subject to inspection. Ours dropped two of them.
No financing condition, and no condition to review the strata documents. The seller’s agent had posted the strata documents with the listing. Waiving that review was our buyer’s decision.
A short inspection condition, run on our own. It let us check the house before committing without leaving a long conditional period hanging over the seller.
The home had sat for 55 days with no price change. This was an estate sale, and a clean offer with little that could fall apart gave the seller certainty. For an estate, that is often worth more than a few extra thousand dollars.
A shorter condition list makes for a stronger offer. The trade-off is that the risk moves to the buyer.
Waiving financing means the buyer has to complete the purchase or risk losing their deposit. Waiving the strata review means taking on whatever those documents would have shown, such as special levies, the contingency reserve fund, depreciation report findings, and bylaws. This worked for our buyer. It is a decision to make case by case, and it isn’t the right move for every buyer or every building.
The right conditions depend on your finances, your risk tolerance, and the property. We’ll map out your options before you write.
Talk to The MacnabsThe listing shows the renovations as partial. The kitchen and lighting have been updated, and the roof was replaced in 2023. The work that remains is in the basement. Of 3,304 total square feet, 1,155 are unfinished, and only the 184 sq ft basement bedroom is finished. The listed measurements show open space of roughly 18’9″ x 15’7″ and 23’2″ x 15’7″ (approximate; buyer to verify), which could become a rec room, a media room, or a guest suite.
Check the strata bylaws and permit requirements before you price any work. That is the first step on any basement plan in a strata townhouse.
Floor plans
Lexington is a gated community of 131 townhomes built in 2004, on 64th Avenue in West Cloverdale. It has a clubhouse, an exercise centre, and a garden. Cloverdale Athletic Park, Northview Golf & Country Club, and shopping are all close by.
Townhomes here often have the layout of a small detached house: a main-floor primary, a double garage, and a private fenced yard. This one also allows two pets, either two dogs, two cats, or one of each.
Call or text Jordan at 604-551-5695 or email jordan@themacnabs.com.
Contact The Macnabs TeamWritten by Jordan Macnab, PREC*, of The Macnabs Real Estate Team, Royal LePage Elite West, with AI writing assistance. MLS® listing R3148732. The Macnabs represented the buyer and are not the listing agents. Listing agent: Lauren Baker, RE/MAX Sabre Realty Group, 778-384-2344.
Listing details come from the MLS® listing and sources believed reliable. Measurements are approximate and should be verified by the buyer. This post is not legal or financial advice.
It sold for $875,000, which was $24,000 under the $899,000 list price. The home was listed on July 21, 2026, and sat 55 days with no price change.
Yes, if you’re fully qualified and comfortable with the risk. Without the condition, you must complete the purchase or risk losing your deposit.
You give up the right to back out based on what the strata documents show, such as special levies, the contingency reserve fund, depreciation report findings, and bylaws. It shifts that risk to the buyer.
Not much. Estate sales are fairly common in BC and work like any other sale, except they typically need probate to be granted before the sale can complete.
Lexington is a gated community of 131 townhomes built in 2004 on 64th Avenue in West Cloverdale, with a clubhouse, exercise centre, and garden. Pets are allowed with restrictions.