Sold: The Rear Residence at FORMA, 3–2124 East 8th Avenue, Vancouver
A brand-new 2026 duplex home in Grandview-Woodland, bought by my clients in October for $84,000 under asking. Here's the home, the result, and the checks every buyer should make before buying a brand-new home in BC.
Quick Answer
My buyer clients bought 3–2124 East 8th Avenue, Vancouver on October 13, 2026 for $1,615,000, $84,000 (4.9%) below its $1,699,000 asking price. It's the Rear Residence at FORMA: a 3-bedroom, 3-bathroom, 1,447 sq ft duplex home built in 2026, with a custom kitchen, radiant heating, air conditioning, a south-facing yard and terrace, parking and a locker. Buying brand-new still takes homework: check the home warranty (in BC, generally 2 years on labour and materials, 5 on the building envelope and 10 on the structure), ask whether GST applies and is included, and compare the price with other recent new-build sales.
The purchase at a glance
| Detail | This home |
|---|---|
| Address | 3–2124 East 8th Avenue, Vancouver, BC V5N 1V5 |
| MLS® number | R3160780 |
| Asking price | $1,699,000 |
| Sold price | $1,615,000 (−$84,000, −4.9%) |
| Sold | October 13, 2026 |
| Home | 3 bedrooms, 3 bathrooms, 1,447 sq ft over two storeys, built 2026 |
| Comfort | Radiant heating, air conditioning, concrete floor slabs |
| Parking and storage | 1 parking stall, 1 storage locker, shared bike storage |
| I represented | The buyers |
The home
The Rear Residence sits at the back of FORMA, which gives it more privacy and separation from the street. The main floor is open plan, with hardwood floors and large sliding glass doors onto a generous terrace that brings in plenty of light.
The kitchen is the centrepiece: custom cabinetry, an oversized island, Dekton countertops and backsplash, integrated appliances, a hidden appliance garage and a walk-in pantry. Upstairs are three bedrooms, including a primary suite with a custom closet and a spa-style ensuite. Radiant heating, air conditioning and concrete floor slabs add year-round comfort and quiet.
Outside
The private, south-facing yard is landscaped and gets good sun, and the terrace off the living area works as an outdoor dining room. One dedicated parking stall, a storage locker, extra interior storage and shared bike storage cover the practical side.
The result
I represented the buyers. The home sold on October 13, 2026 for $1,615,000, $84,000 below the $1,699,000 asking price. With brand-new homes, the asking price is the builder's or seller's starting point, not a measure of value. What matters is how the price compares with other recent sales of similar new homes nearby, on a per-square-foot basis and feature for feature.
Buying a brand-new home in BC: what to check
New construction has its own checklist on top of everything you'd check on a resale home:
- Home warranty. BC Housing says new homes must be built by a licensed residential builder and covered by home warranty insurance, unless excluded: 2 years on labour and materials, 5 years on the building envelope (including water penetration) and 10 years on the structure. Ask for the warranty provider and certificate, and read the exclusions and the claims process.
- GST. New homes are generally subject to GST. Ask whether the price includes it, and whether you qualify for any GST rebate. My guide to BC first-time buyer programs covers the rebates.
- Strata documents. If the home is strata-titled, read the documents, the budget and the bylaws, even when the strata is brand new and has little history. Here's how I review strata documents.
- An inspection anyway. A new home can still have deficiencies. An inspection before completion gives you a list to raise with the builder while the warranty is fresh. More in inspection subjects in BC.
- Comparable new-build sales. Compare the price with recent sales of similar new homes nearby, not just with the asking price.
About Grandview-Woodland
FORMA is in Vancouver's Grandview-Woodland neighbourhood, close to the restaurants, independent cafés, boutique shops and character of Commercial Drive. It's an established East Vancouver community with parks, schools, recreation and everyday essentials nearby, good transit connections and easy access to major routes, known for walkable streets and local businesses.
Frequently asked questions
What did 3-2124 East 8th Avenue, Vancouver sell for?
It sold on October 13, 2026 for $1,615,000, which is $84,000 (4.9%) below the $1,699,000 asking price. Craig Johnston represented the buyers.
What is the Rear Residence at FORMA?
It is the rear home at FORMA, 2124 East 8th Avenue in Grandview-Woodland, Vancouver: a duplex home built in 2026 that has 3 bedrooms, 3 bathrooms and 1,447 sq ft over two storeys, with a south-facing yard and terrace.
Does the home have air conditioning?
Yes. It has radiant heating and air conditioning, plus concrete floor slabs.
What home warranty applies to a brand-new home in BC?
BC Housing says new homes must be built by a licensed residential builder and covered by home warranty insurance unless excluded: 2 years on labour and materials, 5 years on the building envelope including water penetration, and 10 years on the structure. Ask for the provider and certificate.
Do you pay GST on a brand-new home?
New homes are generally subject to GST. Ask whether the price includes it and whether you qualify for a GST rebate, and confirm the details with your lawyer or notary.
Does 3-2124 East 8th Avenue have parking?
Yes. It comes with one dedicated parking stall and a storage locker, plus extra interior storage and shared bike storage.
Sources & Methodology
Sold price, asking price, sale date, MLS® number and property details come from my own transaction records and the listing page on this site. The sale story is my own account of the transaction. Home warranty terms are from BC Housing (bchousing.org), checked November 1, 2026.
- 3–2124 East 8th Avenue, Vancouver. MLS® R3160780. Listing page. Buyer represented by Craig Johnston.
- Craig Johnston, REALTOR® (BCFSA Licence #187645). 47+ year Tri-Cities resident, earned on a Top 1% Team at Greater Vancouver REALTORS®, 2023–2025.
Methodology: difference = sold price minus asking price; percentage = that difference divided by the asking price, rounded to one decimal place. One sale is not a measure of the wider market. Last reviewed November 1, 2026. General information only; not legal, tax or financial advice.
Signed: Craig Johnston, REALTOR® (BCFSA Licence #187645) · Royal LePage Elite West · Helping Tri-Cities families move up
Buying a new home?
Tell me what you're looking for and where. I'll check recent comparable sales, walk you through the warranty and paperwork, and follow up with a written plan within 24 hours. No pitch, no spam.
Direct: 604-202-6092 · Craig@SoldByCraig.ca
