How many homes can I build in New Westminster?
What BC's housing laws and New Westminster's own zones allow on house lots, counted lot by lot from public data. To check one lot, find it on the map and open its card.
What BC law requires
Under BC's Bill 44 (2023), lots zoned for houses or duplexes inside the urban containment boundary must allow at least 3 homes on lots up to 280 m², 4 homes on larger lots, and 6 homes on lots of at least 281 m² near a frequent bus stop. Under Bill 47, land near SkyTrain stations and bus exchanges is a transit-oriented area where the city can't refuse taller buildings on height or density grounds alone (up to 20 storeys right next to a SkyTrain station).
The city's own zones can allow more than this. Lots in the Agricultural Land Reserve, outside the urban boundary, or on hazard land are treated differently.
Lots in New Westminster by homes allowed
- Transit-oriented area (taller buildings)13,311 lots
- 4 homes (lots over 280 m²)3,141 lots
- 6 homes (near frequent transit)1,322 lots
- 3 homes (lots up to 280 m²)406 lots
Our estimate per lot from lot size, distance to frequent transit and SkyTrain, the urban boundary and the farmland reserve.
House lots by size
| Up to 280 m² (3,014 ft²) | 466 lots |
| 280–557 m² (3,014–6,000 ft²) | 2,402 lots |
| 557–1,000 m² (6,000–10,764 ft²) | 3,029 lots |
| Over 1,000 m² (10,764 ft²) | 890 lots |
Lot size decides the 3- versus 4-home threshold and, in most zones, how much floor space you can build.
What New Westminster's zones allow
| Zone | Lots | Homes allowed (city bylaw) |
|---|---|---|
| RGO-A | 1,935 | Up to 4 homes per lot, principal plus secondary units combined (s.401.10-401.12) |
| RGO-B | 1,253 | Up to 6 homes per lot (s.402.2(a)) |
| RS-1 | 603 | 3 (house + secondary suite + detached accessory dwelling unit) (s.310.8-310.10) |
| RQ-1 | 580 | 2 (house + secondary suite) (s.330.25). SSMUH not yet applied: provincial extension to 2029-05-04 for Queensborough. |
| NR-1 | 440 | 3 (house + secondary suite + detached accessory dwelling unit) (s.320.13-320.15) |
| RS-2 | 358 | 2 (house + secondary suite); no detached accessory dwelling unit (s.311.2(a)) |
| RT-A | 322 | Townhouses with no unit cap beyond FSR, on consolidated sites of at least 836.1 m2 and 20 m frontage with lane access (s.405.4); otherwise a house + suite (+ laneway house) under NR-1/RS-1 rules. |
| RT-3A | 264 | Townhouses/rowhouses (min 79 m2 per unit), duplexes (RT-1) and houses (RQ-1 standards); no residential use at street-level first storey except entries. |
| RT-3 | 227 | Townhouses/rowhouses (min 79 m2 per unit), duplexes (RT-1) and houses (RQ-1 standards); no residential use at street-level first storey except entries. |
| NR-2 | 165 | 2 (house + secondary suite); no DADU (s.321.2(a)) |
| RT-2D | 146 | 1 house per compact lot; duplex to RT-1 standards |
| RS-4 | 120 | 3 (house + secondary suite + detached accessory dwelling unit) (s.310.8-310.10) |
| RT-1 | 108 | 2 (duplex) on lots of 557.4 m2 or more; single detached house to RS-1 standards on smaller lots (s.340.3-340.4, 340.18-340.19). No secondary suite in a duplex listed. |
| RQ-5 | 52 | 2 (house + secondary suite) (s.330.25). SSMUH not yet applied: provincial extension to 2029-05-04 for Queensborough. |
| RT-2E | 43 | Row houses, max 30 units per acre (intent); max 10 units per building (s.415.15) |
Zoning changes in progress
- SSMUH compliance for Queensborough (RQ-1, RQ-5 and other house zones) provincial extension; compliance date 2029-05-04
Queensborough house lots stay at house + suite until water/sewer and geotechnical studies are done. source ↗ - Zoning Amendment Bylaw (809-811 Carnarvon St and 60-70 Eighth St) No. 8544, 2026 on 2026-10-05 Council agenda; final status not verified
Site rezoning Downtown. source ↗ - Zoning Amendment Bylaw (611 Agnes Street) No. 8584, 2026 on 2026-10-05 Council agenda; final status not verified
Site rezoning. source ↗ - Bill 25 duplex-lot compliance (former RD-1 lots) provincial deadline June 2026; RD-1 deleted and lots moved to RGO/CD-97 by Bylaw 8578, 2026
Former restricted duplex lots now handled through the Infill Housing Program; verify against the next City consolidation. source ↗
Sources: BC Housing Statutes (Residential Development) Amendment Act 2023 (Bill 44) and Bill 47; New Westminster Zoning Bylaw No. 6680, 2001 (section consolidations to 2025-05-26, plus adopted amendments Bylaw 8524 (Townhouse Zoning Update) and Bylaw 8578, 2026 (Infill Housing Program, footer-dated 2026-06-08); official consolidation to 2025-11-17 not retrievable) ↗; ParcelMap BC; the city's open zoning data. Estimates only: confirm with New Westminster before buying or designing. Page rebuilt October 25, 2026.