5416 Joyce St
Vancouver · PID 016-469-402
Near rapid transit: buildings up to 8 storeys may be allowed
3,746 ft² lot · zone RM-10
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 (RM-10) from the city's bylaw, FAR 2.60 | 9,739 ft² | about 11 |
| Transit-area rezoning (Bill 47) the city must allow at least 8 storeys, FAR 3.00 | 11,238 ft² | about 13 |
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
- 5416 Joyce St
- City
- Vancouver
- PID
- 016-469-402
- Lot size
- 348 m² · 3,746 ft²
- Zone
- RM-10 Townhouses & apartments RM-10 rules
- Street
- All 188 lots on Joyce St
- 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 · RM-10 · Multiple Dwelling District (RM-10)
Encourage apartments up to 6 storeys, townhouses at the rear of deep sites and triplexes on small sites, with mixed unit sizes and tenures and small ground-floor retail (s.1.1).
- Max floor area
- 9,739 ft² (905 m²), floor space ratio 2.60
- Max height
- 66 ft (20.0 m), 6 storeys
- Max building footprint
- 1,873 ft² (174 m²)
- Setbacks
- front 3.7 m, side 3.0 m, rear 3.7 m
- Homes
- No unit cap stated.
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, 3.1.1.1, 3.1.2.1-3.1.2.17, 3.2-3.5. 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
- 307-5399 Joyce St 23 m² · RM-10
- 3319 Church St 31 m² · R1-1
- 3325 Kingsway 671 m² · C-2A
- 3346 Cherry St 418 m² · R1-1
- 3371 Church St 320 m² · R1-1
- 3391 Archimedes St 311 m² · R1-1
- 3432 Cherry St 31 m² · R1-1
- 5303 McKinnon St 100 m² · R1-1
- 5346 Cecil St 322 m² · RM-9B
- 5390 Cecil St 343 m² · RM-9B
- 5399 Joyce St 1,391 m² · RM-10
- 5437 Joyce St 303 m² · RM-10
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.