996 E 23rd Ave
Vancouver · PID 014-560-305
BC law allows 6 homes on this lot
4,036 ft² lot · zone RT-10
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).
If this lot were rezoned
| Floor space | Homes | |
|---|---|---|
| Today's zoning (RT-10) from the city's bylaw, FAR 0.80 | 3,229 ft² | about 2 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 4,036 ft² | up to 6 |
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
- 996 E 23rd Ave
- City
- Vancouver
- PID
- 014-560-305
- Lot size
- 375 m² · 4,036 ft²
- Zone
- RT-10 Houses, duplexes & small multiplexes RT-10 rules
- Street
- All 460 lots on E 23rd 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 · RT-10 · Two-Family Dwelling District (RT-10)
Encourage multiple small houses and duplexes on large or assembled sites, with lower intensity on small sites; massing compatible with houses; character retention encouraged (s.1.1).
- Max floor area
- 3,229 ft² (300 m²), floor space ratio 0.80
- Max height
- 35 ft (10.7 m), 2 storeys
- Max building footprint
- 1,816 ft² (169 m²)
- Setbacks
- side 1.2 m, rear 0.6 m, flanking side 2.4 m
- Homes
- 74 units/ha on frontage >= 18.3 m; 3 units on 15.0-18.3 m frontage; 2 units below 15.0 m (s.3.1.1.2).
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, 3.1.1.1-3.1.1.2, 3.1.2.1-3.1.2.19, 4.1.2, 4.3.1. 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
- 1005 E 22nd Ave 235 m² · RT-10
- 1036 E 24th Ave 587 m² · RT-10
- 1075 E 22nd Ave 561 m² · RT-10
- 3815 Glen Drive 281 m² · RT-10
- 4010 Glen Drive 253 m² · RT-10
- 4105 Elgin St 391 m² · R1-1
- 4150 St. Catherines St 428 m² · R1-1
- 872 E 22nd Ave 374 m² · R1-1
- 905 E 24th Ave 376 m² · RT-10
- 926 E 23rd Ave 375 m² · RT-10
- 942 E 23rd Ave 374 m² · RT-10
- 957 E 24th Ave 373 m² · RT-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.