What is a multiplex in Vancouver?
A multiplex is a building, or a pair of buildings, with three to eight homes on what used to be a single-family lot. Vancouver has allowed multiplexes in most low-density neighbourhoods since late 2023, when the City rezoned single-family areas to the new R1-1 Residential Inclusive zone.
Multiplex units are usually sold as strata homes. For buyers, they can be a way into a ground-oriented home for less than a house. For owners of older houses, they have changed what a lot is worth.
How many units can you build?
The number of units depends on the size and width of the lot. These are the minimums in the R1-1 zoning schedule.
| Units | Minimum lot area | Minimum frontage | Ownership |
|---|---|---|---|
| 3 to 4 | 306 m² (about 3,300 sq. ft.) | 10.0 m (about 33 ft.) | Strata or rental |
| 5 | 464 m² (about 5,000 sq. ft.) | 13.4 m (about 44 ft.) | Strata or rental |
| 6 | 557 m² (about 6,000 sq. ft.) | 15.1 m (about 50 ft.) | Strata or rental |
| 7 to 8 | 557 m² (about 6,000 sq. ft.) | 15.1 m (about 50 ft.) | Rental only |
A few other rules shape every multiplex:
- Density. The maximum floor space ratio is 1.0, meaning total floor area can equal the lot area. To build above 0.7, the owner pays a density bonus, includes a below-market ownership unit, or makes every unit rental.
- Height. Front buildings can be up to three storeys and 11.5 metres. Rear buildings are limited to two storeys and 8.5 metres.
- Parking. Vancouver removed minimum parking requirements in 2024, so many multiplexes have fewer parking spaces than units.
- Larger lots west of Ontario Street. A six-unit strata project on a big lot on the west side may need to include social housing or pay cash in lieu.
Buying a multiplex unit: what to check
Multiplex units are new, and many buyers have never owned one. These are the questions that come up most often.
Storage
Most multiplexes have no basement storage lockers or large garages. Storage is usually inside each unit, in a crawlspace, or in a small exterior shed or bike room. Ask for floor plans that show storage, and check the strata plan to see whether any storage is limited common property assigned to your unit.
Mail delivery
Canada Post uses centralized delivery for all new residential construction, so most multiplexes get a lockbox assembly rather than door-to-door mail. The builder has to plan for it with Canada Post’s regional delivery planning office. Before you buy, ask where the mailboxes are and whether parcel lockers are included.
Insurance
A multiplex strata, even a three-unit one, must insure the buildings at full replacement value and carry at least $2 million in liability insurance. You will also need your own condo insurance for your contents, improvements and the strata deductible, which can be large. Ask for the strata’s insurance certificate and deductible schedule before your subjects are removed.
Strata fees and repairs
Small stratas often have low fees, and stratas with four or fewer lots do not need a depreciation report. That keeps costs down, but it also means there may be little money saved for a new roof or drainage. Ask how the contingency reserve fund will be built up.
Home warranty
New multiplexes in BC come with 2-5-10 home warranty coverage. Confirm the builder is licensed and the warranty is registered.
Living next to or behind a multiplex
If a multiplex is going up next door, it is normal to have questions. The City sets limits on height, setbacks and site coverage. A multiplex that meets the zoning is approved through a permit, with no rezoning or public hearing.
What usually changes for neighbours is construction noise for 12 to 18 months, more people and cars on the street, and less sun in some yards from a three-storey building. Many owners also find that a new multiplex nearby supports the value of their own lot, because it shows what can be built on it.
If you have concerns, you can look up the project on the City’s development and building permit search and contact the planner listed on the application.
Frequently asked questions
Can I build a multiplex on my Vancouver lot?
Most R1-1 lots that are at least 33 feet wide and 306 m² in area can have up to four units. Wider and larger lots can have more.
Do multiplexes need parking?
No. Vancouver has no minimum parking requirement, although many builders still include some spaces.
Are multiplex units strata?
Usually. Up to six units can be strata-titled and sold separately. Seven or eight units are only allowed when all of them are rentals.
How long does a multiplex take to build?
Permitting and construction together often take two to three years, depending on the size of the project and the City’s review time.
Thinking about buying or building a multiplex?
Whether you are buying a multiplex unit or deciding what your own lot could support, the details make a big difference to price and resale.
I’m Todd Johnson, a REALTOR® with Sutton Group West Coast Realty. I help Vancouver buyers compare new multiplex units and help owners understand what their lot is worth to builders. Call or email me and I’ll walk you through the numbers.
778-836-9946 · Todd@ToddJohnson.ca · www.ToddJohnson.ca
Sources
Rules checked on October 28, 2026:
- R1-1 Residential Inclusive District Schedule (City of Vancouver)
- Housing options menu, low-density areas (City of Vancouver)
- Update on the R1-1 zone and multiplexes (City of Vancouver memo, May 2025)
- Mail delivery planning for builders (Canada Post)
- Insurance for strata corporations (Province of BC)
If you’re looking at multiplexes, let’s talk.
Todd Johnson PREC*, Sutton Group West Coast Realty. This article is general information. Confirm what your lot allows with the City of Vancouver or a designer before you plan a build. Any information provided by ToddJohnson.ca is not meant to breach any pre-existing agent-client real estate agreement.
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