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Is it a house? A townhouse? A duplex? Is it detached? Semi-detached? These are the head-scratching questions that interested buyers ask when they tour Yewbrook Place, a unique development overlooking the Marine Drive Golf Club in Vancouver.

The answer, essentially, is yes. It is a house. It looks like a townhouse. It is semi-detached. It is a duplex, kind of. As Crystal Hung of Icon & Co. Boutique Inc. real estate marketing and sales agency puts it, “There isn’t even a category on MLS to categorize it, it’s so unique. It’s called a ‘bare land strata’, a big parcel of land that 13 homeowners share in a subdivision. They look like townhomes but they’re all individual single lots, with unobstructed views of the 105-acre golf course.

“There’s a lot more to it behind the structure when you enter the home .”

What’s inside

Hung says each structure is designed and built a bit differently. This particular home comprises two-and-a-half bathrooms, three bedrooms plus an open office over two levels connected by stairs and a private elevator. Four new terraces comprise almost 2,000 square feet with heaters above two of them.

The property was renovated twice since it was built in 1982, the last time, in 2023, cost more than $1 million.

The current homeowner, a construction executive, undertook an extensive overhaul, says Hung. “Everything was taken out — roofing, decks, drainage, mechanical, pipes, plumbing, electrical wiring, a lot of insulation, all window systems, the entire flooring was re-levelled, the rooftop deck was rebuilt and waterproofed, and interior and exterior finishes were upgraded. It’s basically a brand-new build.”

She says the homeowner spent $180,000 on the hardwood, tiles, and carpeted flooring alone. Roughly $20,000 of that was just on levelling and waterproofing, from the rooftop deck all the way downstairs. She also invested more than $100,000 on custom-made EuroLine Windows and patio doors.

“Because she’s a construction expert, she didn’t do it just for cosmetic reasons,” says Hung of the extensive renovations. “It was to be her forever home, and it was that long-term thinking she had in mind when she was renovating. She spent all the money and did the work (so it would be) very low maintenance. It’s like a house without the house problem. But she was being drawn too often to grandkids in Richmond …”

There are two gas fireplaces, and extensive skylights span the top of the main entrance, above the staircase and into the kitchen.

All three bedrooms are on the main floor, one of which is being used as a gym (and could also be converted to a home theatre). One features a Murphy bed, and another could be reconfigured to accommodate a live-in caretaker for a downsizer who wants to age in place. The primary bedroom is en suite with a jetted soaker tub and walk-in shower.

There’s also an open office space by the kitchen. “Being a female executive, she’s always in her kitchen and office,” says Hung. “It didn’t make sense to have a third seating room, so she turned it into an office.”

Kitchen appliances include a Wolf range and Sub-Zero refrigerator. There is also a wine fridge next to the wall stoves and a backup fridge by the elevator. Cabinetry, including in the library/TV room, was designed and crafted in B.C. by Nicole Mah Design. Customized Emtek hardware was also incorporated throughout the home.

The elevator was installed by Cambridge Cambrian Elevator from Western Elevator Ltd at a cost of $40,000.

The owner also had a Hydropool AquaSport self-cleaning, energy-efficient jetted swim spa installed for $35,000. “The coolest thing I learned about this pool is that you can swim stationary laps for a full-body workout, use the rowing system to work the upper body, and run or jog underwater for a cardiovascular workout,” says Hung. “The insulation layer inside of the system uses the same technology as NASA for protecting its astronauts from minus 273 degrees in outer space.”

The homeowner also enlisted Repel Technologies to integrate smart home technology, including a brand-new, top-of-the-line security system with the latest alarm sensors on all openings, glass break detectors on windows, CCTV cameras, as well as automatic blinds, temperature, AC, and lighting that can all be controlled with a smartphone or iPad.

The home comes with a two-car garage and an EV charging station, plus extra visitor parking.

“I think the bare land strata is an interesting topic that’s misunderstood,” says Hung, who notes that owners can undertake any renovations, additions or adjustments as long as they obtain the appropriate permits and follow architectural standards and strata guidelines to protect the integrity and esthetic of the complex. Each homeowner pays $900 in monthly strata fees for landscaping in public areas.

“It’s a great model because it’s gentle, it’s respectful, it’s clean, there are lots of benefits that, unless you live there, are not well-known. I think it’s a much better option than building six homes on one tiny lot.”

In the neighbourhood

Hung says she envisions the next homeowner as a downsizer who is looking for something safe and quiet, close to public and private schools, including UBC 10 minutes away, YVR 15 minutes away, and several top golf courses, including the private Marine Drive Golf Club, close by.

Stairs leading outside connect with a walkway that links to the Fraser River trail system and the Pacific Spirit Regional Park and beyond.

Grocery stores, shops and restaurants are a walk, bike or drive up West 57th Avenue, or seven minutes over to Dunbar Village and Kerrisdale Village on W. 41st Avenue.

Location:2236 Yewbrook Place , Vancouver

Listed for: $4,788,000

Year built: 1982

Type: Three bedrooms, two-and-a-half bathrooms

Size: 4,330 square feet

Realtor: Listed by Crystal Hung, Icon&Co. Boutique Inc., Vancouver

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Philosophically, mirrors symbolize truth, self-reflection and vanity (which didn’t turn out so well, mythically, for Narcissus). Mystically, they serve as portals between the physical and spiritual worlds (go ask Alice). Practically, they allow you to check your look before opening the door. Usefully, they make a room seem bigger than it really is, brighten dark hallways, and infuse everything with balance, depth, atmosphere and style.

Mirror, mirror

“Mirrors create the illusion of space by reflecting both light and the surrounding environment,” says Arash Rezghi, director at Omid Glass Ltd . in Coquitlam, which custom crafts glass and mirrors for businesses and residences. “When placed strategically, such as across from a window or at the end of a room, they visually ‘double’ the space, making areas feel larger and more open.”

He says large, frameless mirrors tend to be the most effective at expanding a space visually because they create a seamless reflection. “Minimal or thin frames also help maintain a clean, open look. Vertical mirrors help emphasize height, making ceilings feel taller, while wide, horizontal mirrors can make a room appear broader.”

He says tall mirrors are ideal for entryways, small bedrooms and narrow spaces where you want to create a sense of height by drawing the eye upward. “Full wall mirrors are especially effective in smaller rooms, gyms, or basements, for maximizing the sense of openness.”

Lucila Diaz, founder and creative director at Harmony Sense Interiors in North Vancouver, agrees a well-placed mirror can open up a room through reflection, but she advises being careful about what you’re reflecting. “It will extend sightlines but if it’s extending to something not worth looking at, such as clutter, messy countertops, etc., then you’ll just double the problem. But if you’re reflecting (a clean, interesting space), then you’re doubling the clean space and distracting from clutter.”

Diaz says bathrooms, especially small bathrooms without a lot of wall space or windows, benefit greatly from a strategically placed mirror. Directly across from or beside a window, a mirror draws daylight into the room. Without a window, a mirror hung behind or near a light fixture, such as a sconce, boosts the light and brightens shadows.

She says mirrors that have integrated light all the way around are popular and functional, helping you see better when applying makeup or fixing your hair. Some come with a dimmer, adding warmth to the room.

A medicine cabinet with a mirror can also do double duty as a reflector of face and enhancer of space.

Diaz cautions against having more than two mirrors in a bathroom, especially if you’re placing them directly across from each other, because it can create an infinite reflection effect that can be disorienting and overwhelming, kind of like a funhouse mirror.

Mirrors that are embedded in furniture, such as end tables, coffee tables, curio cabinets, hall trees, or shelving, can also reflect light and expand a space without adding extra furniture to a room.

Outside, mirrors placed around a garden reflect flowers and greenery, creating the illusion of a larger space. Frames that match outdoor finishes give the impression of whimsical little windows around the yard.

Light up your life

“Mirrors enhance brightness by reflecting available light, whether natural or artificial,” says Rezghi. “In darker areas, like hallways or windowless spaces, placing a mirror near a light source helps distribute light more evenly and reduces shadows.”

Also, a mirror at the end of a dark hallway can help elongate the hall, says Diaz. “Placing a mirror next to a wall sconce, table lamp or chandelier extends the reach of the light and adds symmetry.”

A windowpane-type mirror hung opposite to or diagonally from a window is like adding another window, which works well — depending on the view. “You don’t want to just reflect a neighbour’s house,” says Diaz. “But if your window looks onto beautiful greenery, for example, then you can double the effect. Through the corner of your eye, you might think there’s another window on the other side.”

Too much of a good thing can be distracting or irritating, however. Mirrors that reflect harsh light can cause glare and shine that blinds. A simple angle adjustment, frosted glass fixtures or nearby lamps with diffusers can balance the brightness.

Shapes, sizes and hang-ups

When choosing the size and shape of a mirror, you should take into account the size and shape of the space it will occupy. A mirror that’s too large can overwhelm a room, while a mirror that’s too small can fade into the background. “You want it to be in proportion with the furniture or other elements that are underneath or around it,” says Diaz.

Hanging a mirror behind a cabinet, console or shelving can add depth, dimension and layering to a room and prevents furniture from appearing flat against a wall. A large mirror behind a sofa can reflect more light and give the illusion of a wider room.

Some experts advise keeping a mirror’s width roughly the same size as the furniture below it. A mirror that extends slightly beyond the edges of a console table, for example, feels more balanced. A wall mirror in a dining room can double the table and chairs, opening up the space. It can also reflect candles or the glow of a chandelier, warming up the room.

As for shapes, “Rectangular mirrors offer a modern (symmetrical) and structured look, making them suitable for most spaces,” says Rezghi. “Round or oval mirrors soften a room’s (angles) and are often used in bathrooms or above vanities. Custom shapes can also be used as design features to complement unique interiors. Clean, polished edges (work best) for modern and minimalist designs. Bevelled edges add a more classic or decorative touch, as they catch light and create subtle detailing, making them suitable for traditional or more formal interiors.”

When deciding on your mirror’s frame, consider whether it will go with the rest of the decor. “You don’t want the frame to be so ornate that it takes away from the mirror’s job of reflecting a beautiful space, complementing the beautiful console that it’s going above, or a gorgeous fireplace,” says Diaz.

Some experts claim metal frames are cleaner and more modern; distressed wood fits a rustic environment; and ornate gilded frames evoke classic or vintage style. A frame that matches other finishes or features of a room helps tie the space together.

Hang your mirror as you would hang a painting, advise some experts. Too high or too low will make the room feel asymmetrical or unbalanced. While standing, hang the centre of the mirror at eye level, roughly 60 inches from the floor.

“It’s also important to ensure professional installation, especially for large or heavy mirrors, to guarantee safety and longevity,” says Rezghi.

Mirror images

A mirror can reflect more than a room or a face, it can reflect your personal artistic flair. Whether it’s the size, shape or etching in the glass itself, bevelled or polished edges, the style and material of the frame or finish, or a unique antique, a mirror can be a piece of art in its own right.

Small mirrors often work well in groupings, says Diaz. “Make sure they are all clustered together, so they become almost like one piece of art. Don’t just put one on a wall, it will get lost. Group them so they look like a collection rather than scattered here and there.”

Diaz says she’s partial to antique mirrors. “I’m always looking for those that add that extra layer of beauty, extra layer of texture. With that aged look to them, they tell a story.”

In fact, whenever she sees an antique mirror, Diaz reflects on the many faces that have gazed into the looking glass over the ages. “Can you imagine, over hundreds of years, the people who have looked into them? The stories a mirror could tell if it could speak.”

Maybe it’s best not to go down that rabbit hole …

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At the northwest corner of Broadway and Alma, Leckie Studio’s 16-storey rental tower for Westbank brings sculptural concrete forms, family-sized rental housing and Musqueam-inspired public art to one of Point Grey’s busiest intersections.

Named The Raven by Westbank, the project takes its name from the public art installation above the building entrance. Spa:l’ (Raven) by Thomas Cannell features three ravens symbolizing transformation and protection. Inspired by nature and Musqueam traditions, the vibrant aluminum figures contrast with the building’s concrete architecture.

The building sits at the west end of the Broadway corridor, one of Vancouver’s busiest transit routes. Architect Michael Leckie says the site “called for an iconic building to anchor the busy transit corridor and urban axis.”

Rental housing with room for families

The project is entirely rental, with 164 homes spread across the 16-storey tower. Of those, 131 are market rental units, while 33 are secured below-market rentals intended for households earning between $30,000 and $80,000 annually through the City of Vancouver’s Moderate-Income Rental Housing Pilot Program.

The building includes a mix of unit types, from smaller apartments to larger family-oriented homes. In total, 59 of the residences are two and three-bedroom units designed for families. Four retail spaces are located at street level.

Every home includes either a balcony or terrace, providing private outdoor space. Residents also have access to rooftop amenity areas overlooking downtown Vancouver and the North Shore mountains. Landscaped terraces soften the building’s stepped form while adding greenery for residents and neighbours alike.

At the west side of the site, a pedestrian pathway leads to three townhouse units integrated into the development.

Stacked with purpose

The building’s most distinctive feature is its staggered massing.

Leckie says the stacked massing was “very ambitious” and “was achievable through rigorous unit planning to allow the building’s structural loading to transfer between volumes.”

The tallest portion of the building is positioned at the southeast corner, marking the end of the Broadway corridor while helping reduce shadowing on neighbouring residential buildings. The form then steps downward toward the west side, allowing it to transition more comfortably toward future lower-scale development nearby.

Standardized, but distinctive

For Leckie, one of the project’s greatest successes is the way the architecture uses standardization to support both design quality and construction efficiency.

“The architecture is designed with a rigorous approach to standardization as a means to maximize value in the construction process. The exterior cladding is a custom prefabricated concrete panel system that uses a standardized series of components,” says Leckie.

The result is a building that feels substantial without appearing overly heavy. Prefabricated concrete panels give the exterior a rugged, tactile quality, while the staggered form breaks down the overall scale of the tower.

Inside, Leckie Studio continued that durable architectural language.

“We intentionally used a robust and raw-feeling material palette aligned with the design brief for a rental building,” Leckie says.

Designed for daily life

The Raven places a strong emphasis on cycling as a way to get around. The building includes 273 bicycle parking spaces, along with a bicycle washing and tuning area and a dedicated elevator connecting secure bike storage directly to the lobby.

For a rental building on a major transit corridor, the focus feels practical rather than ornamental. The design supports residents moving through the city by bike, transit and foot, while the retail spaces add activity at street level.

The Raven is also being designed and constructed to meet the City of Vancouver’s Low Emissions Green Building requirements.

For Leckie Studio, the project brings together a demanding urban site, ambitious massing and a pragmatic rental brief. The result is a building that treats rental housing with a level of architectural care more often associated with condominium projects, from the public art at the entrance to the private outdoor spaces above Broadway and Alma.

“The building is intended to have a rugged yet refined character,” says Leckie.

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The Canadian Home Builders’ Association of B.C. (CHBA BC)’s Greatest Showman on Earth-themed gala awards celebration was a showstopper, engaging the audience in a circus theatre-style show. Hosted on May 23 at the Hyatt Regency Vancouver, the crème de la crème of the housing industry gathered under the big top for a night to remember.

As the curtain closed on the 34th year of the 2026 Georgie Awards, winners throughout 52 categories were honoured in home building, renovation, design and marketing.

One of the winners was an off-grid retreat on a remote island off the Sunshine Coast. Vancouver-based Lincoln Construction’s The Nest won Best Custom Home: $1 million to $1.5 million at both the Georgie and HAVAN awards. Perched atop Keats Island, the three-level, 1,063-sq.-ft. home combines cedar cladding, black steel, and a modern roofline that sits impressively alongside the canopy of trees and ocean.

Inside, The Nest’s warm and efficient layout was devised to maximize every square foot. Designed by Daria Sheina Studio, The Nest was conceived to seamlessly integrate with its Pacific Northwest surroundings, while setting a new benchmark for sustainable, prefabricated design. The cabin is powered by solar energy with battery storage, vaulted ceilings and clerestory windows.

Erik Lincoln, CEO and founder said: “The uniqueness is both in the intricate architectural elements, and in the owners vision and esthetics for a one-of-a-kind, picturesque cabin.”

Another top winner was Kelowna’s 3rd Generation Homes Ltd., in partnership with Su Casa Design, which took Best Single-Family Detached Home over 2,500 sq. ft. and Best Indoor Design Display Suite over $100,000 for The Oakhaven in West Kelowna.

Overlooking the lake and surrounding peaks, the 3,786-sq.-ft, contemporary farmhouse rancher is a four-bedroom home wrapped in timeless stone detailing on the exterior and European-inspired curved archways in the wet bar and doorways. The piece de resistance, says president of 3rd Generation Homes’ Gerald deVeer, is the wet bar. Off the living room, he says the wet bar offers an entertainment-style zone that adds a touch of elegance with its brick-inspired brown-black tile, and gold accent with seating for three.

The collaboration with Andy Friesen, principal designer at Su Casa, was invaluable, says deVeer.

Friesen went on to explain that the design team balanced transitional esthetic with a relaxed hint of SoCal-inspired style, creating spaces that felt both timeless and perfectly tailored to modern living.

“The goal was to offer a design that stood apart while still feeling cohesive within its setting. From the moment you enter the house, you are impacted by the views beyond,” says Friesen. “All of the main areas of the house were intentionally placed along the back of the house to capture the best part of the property, which is the view.”

Meanwhile, Whistler-based Coast Construction won Best Multiplex Home Projects for its triplex, Aspen Collective. Jennifer Raffler, marketing and administration manager, says the triplex, which also won the 2026 HAVAN award for Best Multiplex Development, stood out for its distinct yet unified design that focused on refined detailing and efficient layouts.

Each 1,200-sq.-ft., two-bedroom unit offers incredible views to the west and east of Whistler Valley, with boxed balconies, deep overhangs that define the rhythm of elevation, and glazing that captures site angles with dramatic mountain views.

In addition, the rock-stack retaining wall, native planting, and tree preservation zone integrate seamlessly into its forested site, whereas the palette of stone, steel, warm wood anchors architecture within its alpine context while delivering crisp, contemporary curb appeal.

Raffler pointed out that inside, each unit features engineered oak flooring, heated tile, and custom birch detailing in millwork. Unit two adopts bold tone with black cabinetry, quartz counters, and a stone fireplace, echoing a mountainside lodge, while the third unit’s sliding glass wall converts flex office into guest room.

“Unit one replaces kitchen island with dining table for open flow, framed by sculptural slatted stair,” says Raffler. “Compact but bright, each interior leverages light, proportion, and texture for comfort and individuality.”

Storage was integrated throughout with custom millwork, sightlines oriented toward natural views for efficient design that meets personalized use.

Once the black tie show ended and the awards were handed out, several winners, nominees and attendees kept the celebration going with dancing, a little gambling, and for those still hungry, there was a hamburger slider bar.

This year, 600 entries were submitted to CHBA BC in 52 categories. The big winner of the evening, with three awards was Everglade Development. They won for Satori Townhomes, Best Advertising Campaign, Best Corporate/Project Website and Marketing Campaign of the Year. A few other winners, including Hasler Homes Ltd., Alair Homes Squamish and Bhaus Construction, each garnered two wins.

For the full list of winners, visit georgieawards.ca/winners-and-finalists/

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