81 W 15th Ave
Vancouver · PID 027-213-064
BC law allows 6 homes on this lot
6,103 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
- 81 W 15th Ave
- City
- Vancouver
- PID
- 027-213-064
- Lot size
- 567 m² · 6,103 ft²
- Zone
- R3-2 Houses, duplexes & small multiplexes R3-2 rules
- Street
- All 796 lots on W 15th 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
- 9,765 ft² (907 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
- 10 W 14th Ave 561 m² · R3-2
- 112 W 13th Ave 452 m² · R3-2
- 132 W 16th Ave 669 m² · RT-5
- 143 W 15th Ave 566 m² · R3-2
- 156 W 13th Ave 567 m² · R3-2
- 172 W 16th Ave 679 m² · RT-5
- 2910 Ontario St 1,437 m² · R3-3
- 2953 Ontario St 189 m² · R3-2
- 3025 Manitoba St 329 m² · R3-2
- 3218 Ontario St 1,162 m² · RM-4
- 43 E 15th Ave 202 m² · R3-3
- 53 W 15th Ave 569 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.