1954 W 11th Ave
Vancouver · PID 025-598-571
BC law allows 6 homes on this lot
6,243 ft² lot · zone RT-8
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).
If this lot were rezoned
| Floor space | Homes | Land $/buildable ft² | |
|---|---|---|---|
| Today's zoning (RT-8) from the city's bylaw, FAR 0.75 | 4,682 ft² | about 4 | $239 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 6,243 ft² | up to 6 | $180 |
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
- 1954 W 11th Ave
- City
- Vancouver
- PID
- 025-598-571
- Lot size
- 580 m² · 6,243 ft²
- Zone
- RT-8 Houses, duplexes & small multiplexes RT-8 rules
- Street
- All 677 lots on W 11th Ave
- Condo building
- 1954 W 11th Ave: all 4 units
- Homes guide
- How many homes can I build in Vancouver?
- Year built
- 1912
- Assessed value (2026)
- $1,290,000 (land $1,121,000)
- Property tax
- about $4,340 a year
• Built 1912: older homes can face heritage or character-retention review before major changes
• Near a frequent bus stop
Zoning rules · RT-8 · Two-Family Dwelling District (RT-8, Kitsilano)
Encourage retention and renovation of buildings with historical character, and redevelopment where existing buildings are small or non-contributing; neighbourly scale emphasized (s.1.1).
- Max floor area
- 4,682 ft² (435 m²), floor space ratio 0.75
- Max height
- 35 ft (10.7 m), 2 storeys
- Max building footprint
- 2,809 ft² (261 m²)
- Setbacks
- side 1.5 m
- Homes
- Infill and conversions 74 units/ha; multiple dwelling 62 units/ha (s.3.1.1.2).
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, 2.2.8, 3.1.1.1-3.1.1.2, 3.1.2.1-3.1.2.14, 4.3.1. 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
- 1960 W 11th Ave 580 m² · RT-8
- 1983 W 13th Ave 580 m² · R3-2
- 2020 W 12th Ave 1,162 m² · C-7
- 2028 W 11th Ave 1,670 m² · CD-1 (306)
- 2028 W 11th Ave 1,670 m² · CD-1 (306)
- 2033 W 10th Ave 4,355 m² · CD-1 (552)
- 2033 W 10th Ave 4,355 m² · CD-1 (552)
- 2033 W 10th Ave 4,355 m² · CD-1 (552)
- 2034 W 11th Ave 2,682 m² · CD-1 (306)
- 2065 W 12th Ave 1,794 m² · C-7
- 2065 W 12th Ave 1,794 m² · C-7
- 2755 Maple St 1,450 m² · C-7
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.