109 W 15th Ave
Vancouver · PID 017-214-645
Near rapid transit: buildings up to 8 storeys may be allowed
6,092 ft² lot · zone R3-2
Free, no obligation. Questions go to a licensed BC REALTOR® with Vanak International Properties.
What BC law allows here
This lot is in a transit-oriented area: BC law lets the city approve buildings up to 8 storeys here.
If this lot were rezoned
| Floor space | Homes | Land $/buildable ft² | |
|---|---|---|---|
| Today's zoning (R3-2) from the city's bylaw, FAR 1.60 | 9,748 ft² | about 11 | $105 |
| Transit-area rezoning (Bill 47) the city must allow at least 8 storeys, FAR 3.00 | 18,277 ft² | about 21 | $56 |
Rough planning numbers: homes assume about 85% sellable floor space and 750 ft² apartments (1,100 ft² for houses and townhouses). Transit-area figures are the minimum a city must allow on a rezoning, not an approval. Land cost uses the assessed land value. Confirm with the city.
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
- 109 W 15th Ave
- City
- Vancouver
- PID
- 017-214-645
- Lot size
- 566 m² · 6,092 ft²
- Zone
- R3-2 Houses, duplexes & small multiplexes R3-2 rules
- Street
- All 796 lots on W 15th Ave
- Condo building
- 109 W 15th Ave: all 4 units
- Homes guide
- How many homes can I build in Vancouver?
- Year built
- 1990
- Assessed value (2026)
- $1,168,918 (land $1,022,918)
- Property tax
- about $3,930 a year
Zoning rules · R3-2 · R3-2 District (Residential, low-rise apartment, rental only)
Encourage low-rise apartments and mixed-use residential buildings of varied tenures while preserving lower-density options (s.1.1).
- Max floor area
- 9,748 ft² (906 m²), floor space ratio 1.60
- Max height
- 75 ft (23.0 m)
- Setbacks
- front 3.7 m, side 1.8 m, rear 3.1 m, flanking side 3.7 m
- Homes
- 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).
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, 2.2.1-2.2.10, 3.1.1.1-3.1.1.5, 3.1.2.1-3.1.2.10, 3.2.1.1, 3.2.2.1-3.2.2.4, 4.1.1-4.1.2. 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
- 10 W 14th Ave 561 m² · R3-2
- 112 W 13th Ave 452 m² · R3-2
- 127 W 14th Ave 567 m² · R3-2
- 14 W 14th Ave 304 m² · R3-2
- 148 W 13th Ave 566 m² · R3-2
- 161 W 15th Ave 566 m² · R3-2
- 179 W 15th Ave 566 m² · R3-2
- 204 W 15th Ave 469 m² · R3-2
- 27 W 14th Ave 302 m² · R3-2
- 30 W 13th Ave 607 m² · R3-2
- 34 W 14th Ave 560 m² · R3-2
- 53 15th Ave W 45 m² · R3-2
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.