How many homes can I build in Vancouver?
What BC's housing laws and Vancouver'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 Vancouver by homes allowed
- Transit-oriented area (taller buildings)103,434 lots
- 6 homes (near frequent transit)68,041 lots
- 3 homes (lots up to 280 m²)12,700 lots
- 4 homes (lots over 280 m²)9,345 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) | 15,249 lots |
| 280–557 m² (3,014–6,000 ft²) | 64,716 lots |
| 557–1,000 m² (6,000–10,764 ft²) | 20,775 lots |
| Over 1,000 m² (10,764 ft²) | 11,710 lots |
Lot size decides the 3- versus 4-home threshold and, in most zones, how much floor space you can build.
What Vancouver's zones allow
| Zone | Lots | Homes allowed (city bylaw) |
|---|---|---|
| R1-1 | 76,170 | 6 multiplex (strata/any tenure) or 8 if 100% secured rental, on sites >= 557 m2 and >= 15.1 m frontage; 5 units on >= 464 m2/13.4 m; 3-4 units on >= 306 m2/10.0 m. Otherwise duplex + suites, or house + suite + laneway house. |
| R3-3 | 7,207 | No unit cap for apartments (FSR-based); 100% rental required only where the project demolishes or changes use of rental units (or did so in the prior 3 years) (s.3.1.1.5(a)); Rental Housing Stock ODP applies to such projects of 3+ units (s.2.2.5); multiplex up to 8 under R1-1 rules. Unit mix (s.2.2.6): at least 35% of units 2+ bedrooms and at least 10% 3+ bedrooms (s.2.2.6). |
| RT-5 | 5,104 | Up to 74 units per hectare (incl. suites and lock-offs) for multiple dwelling and on sites >= 338 m2 or with a character house; otherwise 2 units (s.3.1.1.2, 3.2.1.4). |
| R3-2 | 3,753 | No unit cap for apartments (FSR-based); all residential floor area must be 100% secured rental (s.3.1.1.4(a)); multiplex up to 8 under R1-1 rules. Unit mix (s.2.2.6): at least 35% of units 2+ bedrooms and at least 10% 3+ bedrooms (s.2.2.6; waived for 100% seniors social housing). |
| RT-2 | 3,208 | Duplex (2) or conditional low-density multiple dwelling; no unit cap stated. |
| R3-1 | 2,883 | No unit cap for apartments (FSR-based, more than 8 units); otherwise multiplex up to 8 under R1-1 rules. Unit mix (s.2.2.6): at least 35% of units 2+ bedrooms and at least 10% 3+ bedrooms (rental projects: 35% 2+ bed only). |
| RT-8 | 2,550 | Infill and conversions 74 units/ha; multiple dwelling 62 units/ha (s.3.1.1.2). |
| RT-10 | 1,728 | 74 units/ha on frontage >= 18.3 m; 3 units on 15.0-18.3 m frontage; 2 units below 15.0 m (s.3.1.1.2). |
| RT-11 | 1,349 | Sites >= 511 m2 with >= 18.3 m frontage: 74 units/ha; under 18.3 m: 3 units (+1 discretionary); small corner/park/double-fronting sites: 3 units (s.3.1.1.5-6). |
| RT-7 | 1,325 | Multiplex / infill / conversion: 6 units (any tenure) or 8 if 100% secured rental; 7-8 units need >= 557 m2, 4-6 units >= 280 m2 (s.3.1.1.2, 3.1.2.2). |
| RT-3 | 1,244 | No unit cap stated; multiple dwelling, infill, duplex, conversions permitted conditionally. |
| RT-9 | 462 | Multiplex / infill / conversion: 6 units (any tenure) or 8 if 100% secured rental; 7-8 units need >= 557 m2, 4-6 units >= 280 m2 (s.3.1.1.2, 3.1.2.2). |
| RT-4A | 79 | No unit cap stated; duplex, house + suite, infill and conversions. Duplex, single detached house and 2-unit conversion are outright (s.2.1). |
| RT-1 | 26 | 2 (side-by-side duplex), or single detached house with secondary suite; 2-unit conversion. No unit cap stated. |
| RT-4 | 4 | No unit cap stated; duplex, house + suite, infill and conversions. Duplex, house, infill and conversions are all conditional (s.2.1). |
Zoning changes in progress
- Updating Apartment Regulations (Zoning and Development By-law text amendment) approved by Council 2026-07-28; takes effect 2026-10-27; updated consolidated schedules to be published after that date
Simplifies storage rules and residential floor area exclusions, removes caps on amenity/balcony exclusions, standardizes unit mix (2-3 bed), allows inboard rooms; FSR exclusion figures quoted in this file for RM/FM zones may change. source ↗ - Villages Plan city-initiated rezoning and ZDBL amendments (new R3-4, C-2D, C-2E; repeal of RM-12 schedule) public hearing 2026-07-14, approved by Council with an amendment 2026-07-28; enacting by-law not listed on the City amendments page as of 2026-10-21 (only By-law 14812, R3 small-site FSR 1.45 to 1.6, enacted 2026-07-29)
Rezones parcels in most of 17 Village areas (plus Rupert-Renfrew and Grandview-Woodland blocks) from these zones to R3-1, R3-4, C-2D or C-2E; repeals RM-12. source ↗
Sources: BC Housing Statutes (Residential Development) Amendment Act 2023 (Bill 44) and Bill 47; Zoning and Development By-law No. 3575 (district schedules consolidated to 2026-06; RT-1, RT-2, RT-4/4A, RT-8, RT-10, RM-2, RM-3, FM-1 headers read May 2026; RM-6 February 2026) ↗; ParcelMap BC; the city's open zoning data. Estimates only: confirm with Vancouver before buying or designing. Page rebuilt October 25, 2026.