1864 W 12th Ave
Vancouver · PID 003-562-573
BC law allows 6 homes on this lot
6,254 ft² lot · zone R3-2
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
- 1864 W 12th Ave
- City
- Vancouver
- PID
- 003-562-573
- Lot size
- 581 m² · 6,254 ft²
- Zone
- R3-2 Houses, duplexes & small multiplexes R3-2 rules
- Street
- All 719 lots on W 12th 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 · 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
- 10,006 ft² (930 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
- 1770 W 12th Ave 2,827 m² · R3-3
- 1776 W 11th Ave 577 m² · R3-3
- 1777 W 13th Ave 2,900 m² · R3-3
- 1804 W 13th Ave 577 m² · R3-2
- 1823 W 13th Ave 582 m² · R3-2
- 1842 W 12th Ave 576 m² · R3-2
- 1855 W 11th Ave 580 m² · R3-2
- 1875 W 14th Ave 581 m² · R3-2
- 1915 W 12th Ave 580 m² · R5-2
- 1935 W 12th Ave 580 m² · R5-2
- 1956 W 12th Ave 581 m² · R3-2
- 2768 Cypress St 581 m² · R3-2
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.