106 E 38th Ave
Vancouver · PID 014-788-705
BC law allows 6 homes on this lot
4,026 ft² lot · zone R1-1
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 6 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
- 106 E 38th Ave
- City
- Vancouver
- PID
- 014-788-705
- Lot size
- 374 m² · 4,026 ft²
- Zone
- R1-1 Houses, duplexes & small multiplexes R1-1 rules
- Street
- All 319 lots on E 38th Ave
- Homes guide
- How many homes can I build in Vancouver?
- Property tax
- $3.36 per $1,000 of assessed value
• Near a frequent bus stop
Zoning rules · R1-1 · Residential Inclusive District
Enable a variety of small-scale housing options (multiplexes, duplexes, houses with suites and laneway houses) while retaining the single-lot character of the area; character-house retention encouraged (s.1.1).
- Max floor area
- 4,026 ft² (374 m²), floor space ratio 1.00
- Max height
- 38 ft (11.5 m), 3 storeys
- Setbacks
- front 4.9 m, side 1.2 m, rear 10.7 m
- Homes
- 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.
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, 1.2, 2.1, 2.2.13, 3.1.1.2-3.1.1.4, 3.1.2.1-3.1.2.11, 3.2.1.1, 3.2.2.1-3.2.2.13, 4.1.2, 5.1. 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
- 105 39th Ave E 9 m² · R1-1
- 12 E 37th Ave 357 m² · R1-1
- 146 39th Ave E 9 m² · R1-1
- 165 40th Ave E 9 m² · R1-1
- 176 E 38th Ave 467 m² · R1-1
- 202 37th Ave E 18 m² · RT-2
- 28 E 39th Ave 390 m² · R1-1
- 49 E 39th Ave 374 m² · R1-1
- 5375 Quebec St 375 m² · R1-1
- 5443 Main St 18 m² · RT-2
- 5538 Main St 483 m² · RT-2
- 65 E 39th Ave 382 m² · R1-1
Data updated Nov 2, 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.