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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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