77 W 28th Ave
Vancouver · PID 010-728-945
Near rapid transit: buildings up to 8 storeys may be allowed
5,468 ft² lot · zone R1-1
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 (R1-1) from the city's bylaw, FAR 1.00 | 5,468 ft² | about 4 | $474 |
| Transit-area rezoning (Bill 47) the city must allow at least 8 storeys, FAR 3.00 | 16,404 ft² | about 19 | $158 |
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
- 77 W 28th Ave
- City
- Vancouver
- PID
- 010-728-945
- Lot size
- 508 m² · 5,468 ft²
- Zone
- R1-1 Houses, duplexes & small multiplexes R1-1 rules
- Street
- All 258 lots on W 28th Ave
- Homes guide
- How many homes can I build in Vancouver?
- Year built
- 2009
- Assessed value (2026)
- $3,514,000 (land $2,590,000)
- Property tax
- about $11,820 a year
• Near a frequent bus stop
Zoning rules · R1-1 · Residential Inclusive District
Enable a variety of small-scale housing options (multiplexes, duplexes, houses with suites and laneway houses) while retaining the single-lot character of the area; character-house retention encouraged (s.1.1).
- Max floor area
- 5,468 ft² (508 m²), floor space ratio 1.00
- Max height
- 38 ft (11.5 m), 3 storeys
- Setbacks
- front 4.9 m, side 1.2 m, rear 10.7 m
- Homes
- 6 multiplex (strata/any tenure) or 8 if 100% secured rental, on sites >= 557 m2 and >= 15.1 m frontage; 5 units on >= 464 m2/13.4 m; 3-4 units on >= 306 m2/10.0 m. Otherwise duplex + suites, or house + suite + laneway house.
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, 1.2, 2.1, 2.2.13, 3.1.1.2-3.1.1.4, 3.1.2.1-3.1.2.11, 3.2.1.1, 3.2.2.1-3.2.2.13, 4.1.2, 5.1. 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
- 1 Peveril Ave 547 m² · R1-1
- 137 Peveril Ave 489 m² · R1-1
- 28 E 26th Ave 248 m² · R1-1
- 4244 Ontario St 246 m² · R1-1
- 4339 James St 269 m² · R1-1
- 4384 Ontario St 324 m² · R1-1
- 4419 James St 31 m² · R1-1
- 4439 James St 31 m² · R1-1
- 4458 Ontario St 31 m² · R1-1
- 4479 James St 28 m² · R1-1
- 49 W 28th Ave 398 m² · R1-1
- 76 28th Ave E 31 m² · R1-1
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.