104 W 16th Ave
Vancouver · PID 023-444-932
BC law allows 4 homes on this lot
7,126 ft² lot · zone RT-5
Free, no obligation. Questions go to a licensed BC REALTOR® with Vanak International Properties.
What BC law allows here
Under BC's small-scale multi-unit housing law, the city must allow at least 4 homes on this lot (a multiplex, a house with suites, or a house plus a laneway home).
Front of the lot
Street view, aerial photo and map from Google; drag to look around. Photos may be a few years old. Imagery © Google. Open in Google Maps ↗
Lot facts
- Address
- 104 W 16th Ave
- City
- Vancouver
- PID
- 023-444-932
- Lot size
- 662 m² · 7,126 ft²
- Zone
- RT-5 Houses, duplexes & small multiplexes RT-5 rules
- Street
- All 576 lots on W 16th Ave
- Condo building
- 104 W 16th Ave: all 4 units
- Homes guide
- How many homes can I build in Vancouver?
- Year built
- 1996
- Assessed value (2026)
- $1,339,000 (land $1,126,000)
- Property tax
- about $4,500 a year
Zoning rules · RT-5 · Two-Family Dwelling District (RT-5)
Strongly encourage retention and renovation of character houses through extra floor area and units, while new development stays consistent with lot pattern and character (s.1.1).
- Max floor area
- 5,344 ft² (496 m²), floor space ratio 0.75
- Max height
- 35 ft (10.7 m), 3 (third partial) storeys
- Max building footprint
- 3,207 ft² (298 m²)
- Setbacks
- front 7.3 m, side 1.5 m, rear 10.7 m
- Homes
- 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).
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) · s.1.1, 2.1, 3.1.1.1-3.1.1.2, 3.1.2, 3.2.1, 3.2.2, 4.3.1, 5.1-5.2. Estimated from the bylaw for a lot of this size; confirm with the city before buying or building.
More on the map
The map shows this lot's true shape and buildable area, slope, sun and shadow, walking distances, schools, hazards, rents and building permits nearby.
Nearby lots
- 100 W 15th Ave 13,104 m² · RT-5
- 112 W 16th Ave 664 m² · RT-5
- 132 W 16th Ave 669 m² · RT-5
- 151 W 15th Ave 566 m² · R3-2
- 165 W 18th Ave 422 m² · R1-1
- 179 W 15th Ave 566 m² · R3-2
- 196 W 16th Ave 747 m² · RT-5
- 3028 Manitoba St 45 m² · R3-2
- 3330 Manitoba St 422 m² · R1-1
- 50 W 17th Ave 421 m² · R1-1
- 6 W 17th Ave 1,107 m² · CD-1 (724)
- 79 W 18th Ave 424 m² · R1-1
Data updated Nov 5, 2026. Sources: lot lines from city open data and ParcelMap BC, zoning from each city's open data and bylaw, values from city open data where published, BC Bills 44 and 47. Estimates only, not an appraisal or legal advice; confirm with the city.