86 W 27th Ave
Vancouver · PID 029-400-317
Near rapid transit: buildings up to 8 storeys may be allowed
3,563 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 | |
|---|---|---|
| Today's zoning (R1-1) from the city's bylaw, FAR 1.00 | 3,563 ft² | about 3 |
| Transit-area rezoning (Bill 47) the city must allow at least 8 storeys, FAR 3.00 | 10,689 ft² | about 12 |
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
- 86 W 27th Ave
- City
- Vancouver
- PID
- 029-400-317
- Lot size
- 331 m² · 3,563 ft²
- Zone
- R1-1 Houses, duplexes & small multiplexes R1-1 rules
- Street
- All 287 lots on W 27th 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 · 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
- 3,563 ft² (331 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
- 10 E 26th Ave 302 m² · R1-1
- 117 W 26th Ave 478 m² · R1-1
- 137 Peveril Ave 489 m² · R1-1
- 167 W 26th Ave 713 m² · R1-1
- 26 E 27th Ave 234 m² · R1-1
- 4244 Ontario St 246 m² · R1-1
- 4355 James St 60 m² · R1-1
- 4410 Ontario St 342 m² · R1-1
- 4430 Ontario St 31 m² · R1-1
- 4457 Ontario St 481 m² · R1-1
- 5 W 26th Ave 425 m² · R1-1
- 76 28th Ave E 31 m² · R1-1
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.