633 W 16th Ave
Vancouver · PID 015-198-243
Near rapid transit: buildings up to 8 storeys may be allowed
16,038 ft² lot · zone R3-3
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 (R3-3) from the city's bylaw, FAR 2.40 | 38,492 ft² | about 44 | $13 |
| Transit-area rezoning (Bill 47) the city must allow at least 8 storeys, FAR 3.00 | 48,115 ft² | about 55 | $10 |
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
- 633 W 16th Ave
- City
- Vancouver
- PID
- 015-198-243
- Lot size
- 1,490 m² · 16,038 ft²
- Zone
- R3-3 Houses, duplexes & small multiplexes R3-3 rules
- Street
- All 576 lots on W 16th Ave
- Condo building
- 633 W 16th Ave: all 32 units
- Homes guide
- How many homes can I build in Vancouver?
- Year built
- 1989
- Assessed value (2026)
- $595,200 (land $505,000)
- Property tax
- about $2,000 a year
• Near a frequent bus stop
Zoning rules · R3-3 · R3-3 District (Residential, low-rise apartment, rental replacement)
Encourage low-rise apartments and mixed-use residential buildings of varied tenures while preserving lower-density options (s.1.1).
- Max floor area
- 38,492 ft² (3,576 m²), floor space ratio 2.40
- 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); 100% rental required only where the project demolishes or changes use of rental units (or did so in the prior 3 years) (s.3.1.1.5(a)); Rental Housing Stock ODP applies to such projects of 3+ units (s.2.2.5); 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).
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
- 3005 Heather St 388 m² · R3-3
- 3255 Heather St 711 m² · C-2A
- 3278 Heather St 1,770 m² · C-2A
- 3278 Heather St 1,770 m² · C-2A
- 598 W 17th Ave 383 m² · R1-1
- 633 W 16th Ave 1,490 m² · R3-3
- 668 W 16th Ave 1,862 m² · RM-4
- 674 W 17th Ave 1,120 m² · RM-3A
- 717 W 17th Ave 1,065 m² · C-2A
- 731 W 17th Ave 372 m² · R1-1
- 735 W 15th Ave 1,742 m² · R3-3
- 736 W 14th Ave 1,162 m² · R3-3
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.