111 12th Ave W
Vancouver · PID 016-039-882
Near rapid transit: buildings up to 8 storeys may be allowed
344 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 | |
|---|---|---|
| Today's zoning (R3-2) from the city's bylaw, FAR 1.00 | 344 ft² | about 1 |
| Transit-area rezoning (Bill 47) the city must allow at least 8 storeys, FAR 3.00 | 1,033 ft² | about 1 |
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. 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
- 111 12th Ave W
- City
- Vancouver
- PID
- 016-039-882
- Lot size
- 32 m² · 344 ft²
- Zone
- R3-2 Houses, duplexes & small multiplexes R3-2 rules
- Street
- All 58 lots on 12th Ave W
- 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 · 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
- 344 ft² (32 m²), floor space ratio 1.00
- 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
- 1-48 12th Ave W 37 m² · R3-2
- 120 W 12th Ave 562 m² · R3-2
- 131 W 13th Ave 361 m² · R3-2
- 14 W 13th Ave 606 m² · R3-2
- 15 W 11th Ave 607 m² · R5-2
- 157 W 13th Ave 567 m² · R3-2
- 192 W 12th Ave 374 m² · R3-2
- 2620 Manitoba St 290 m² · R5-2
- 2771 Manitoba St 482 m² · R3-2
- 2953 Ontario St 189 m² · R3-2
- 42 11th Ave W 37 m² · R3-2
- 52 W 10th Ave 539 m² · R5-2
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.