The Complete Guide to Burnaby Multiplex Development in 2025
Burnaby’s August 2024 R1 SSMUH zoning reform allows 3-6 units on former single-family lots based on size and transit proximity. Lots under 280m² get 3 units; larger lots get 4 units; lots within 400m of frequent transit get 6 units. October 2025 update: height reduced from 4 to 3 storeys.
TL;DR (Key Takeaways)
- R1 SSMUH zoning consolidated all 12 former R Districts into one uniform zone (August 2024)
- Small lots (≤280 m²): Up to 3 primary units allowed
- Standard lots (>280 m²): Up to 4 primary units allowed
- Frequent Transit Areas: Up to 6 units within 400m of 15-minute bus service
- October 2025 change: Height reduced from 4 to 3 storeys (33% floor area reduction)
- Key benefits: No max floor area limits, stratification enabled, fee simple rowhousing option
- Parking: Reduced or eliminated near Frequent Transit Network Areas
Burnaby’s housing landscape has undergone a dramatic transformation with the introduction of the R1 Small-Scale Multi-Unit Housing (SSMUH) District. This zoning reform, aligned with British Columbia’s Bill 44, has opened unprecedented opportunities for multiplex development across the city.
Understanding Burnaby’s R1 SSMUH Zoning Reform
What Changed in August 2024
In August 2024, Burnaby consolidated all legacy R Districts (R1 through R12) into a single R1 Small-Scale Multi-Unit Housing District. This sweeping change affects every former single-family lot in the city, creating uniform standards for multiplex development.
Key changes include:
- All R District lots rezoned into R1 SSMUH
- Up to 3-6 primary dwelling units permitted based on lot size and transit proximity
- Maximum floor area limits removed (height, setbacks, and lot coverage now define buildable volume)
- Stratification enabled for primary units
- Fee simple rowhousing introduced as alternative to strata
- Minimum parking requirements removed or reduced in Frequent Transit Network Areas
- All housing forms now permitted on lots without lanes
October 2025 Council Update: Height Reduction
Important Update: On October 14, 2025, Burnaby Council voted to reduce the multiplex building envelope from four storeys to three storeys in response to neighborhood concerns about scale.
According to analysis from Vancouver Needs More Housing:
- 33% reduction in achievable gross floor area for single-building multiplexes
- 45% reduction when front and rear principals share a lot
- Estimated $100 per square foot added to land costs for multiplex units
If you secured permits under the original August 2024 framework, confirm with Planning whether your project remains grandfathered. New projects should model the three-storey cap.
Eligible Lots and Unit Counts
The number of units you can build depends on two factors: lot size and proximity to frequent transit.
Lot Size Tiers
1. Lots up to 280 m² (3,014 sq. ft.)
- Up to 3 primary dwelling units
- Applies to every former R District lot and eligible RM6 sites
- Most common configuration in Burnaby neighborhoods
2. Lots larger than 280 m² (over 3,014 sq. ft.)
- Up to 4 primary dwelling units
- Secondary suites count toward total dwelling count
- Typical in older neighborhoods with larger parcels
3. Lots at least 281 m² within Frequent Transit Network Area
- Up to 6 primary dwelling units
- Lot must be wholly or partly within 400m of frequent bus stop
- Highest density option available
Frequent Transit Network Areas (FTNA)
FTNAs include all lots within 400 meters of a bus stop with frequent service:
- At least one route with buses every 15 minutes on average
- Service standard applies 7am-7pm Monday-Friday
- Service standard applies 10am-6pm weekends
View FTNA boundaries on BurnabyMap by activating the “Frequent Transit Network Areas” layer in the Planning and Building section.
Housing Forms You Can Build
The R1 SSMUH District permits flexible housing configurations:
1. Single-Family with Secondary Suite and/or Laneway Home
Keep your principal home while adding rental income. Laneway homes are now permitted even on lots without lanes.
2. Duplex Dwellings
Two principal units with ability to add secondary suites where space allows.
3. Multiplex Dwellings (3-6 units)
Stacked or side-by-side configurations delivering multiple front doors within one building envelope.
4. Fee Simple Rowhousing
Narrow fee simple lots with no side yards, avoiding strata while meeting minimum frontage requirements.
5. Cottage Court
Multiple detached dwellings around a shared open space, providing family-oriented homes on a single lot.
Financial Analysis: The Numbers That Matter
Development Costs Breakdown
Here’s a typical cost structure for a 5,800 sq foot fourplex development in Burnaby:
Assuming market sales rates (highly location specific, using median sale value of $1,100 per sq ft for Burnaby):
- Total Sales Value: 5,800 sq ft × $1,100 = $6,380,000
Typical cost to buy land (or homeowner’s equity already earned) plus design, permit, build, finance and sell the fourplex:
| Cost Category | Amount (CAD) | Percentage |
|---|---|---|
| Land Acquisition / Ownership | $2,600,000 | 48% |
| Construction | $2,320,000 | 43% |
| Soft Costs | $325,000 | 6% |
| Contingency | $175,000 | 3% |
| Total Cost | $5,420,000 | 100% |
Profit Pre-Tax: $6,380,000 - $5,420,000 = $960,000
Return on Investment
We are seeing a broad range of returns in Burnaby. Run your own property analysis at vanplex.ca:
- Return on Equity (ROE): Ranges from NIL to over 100%. Median return is 18% (fall 2025)
- Internal Rate of Return (IRR): Ranges from NIL to 45% for properties with ROE of 80% or higher
- Development Timeline: Approximately 18-22 months from planning to selling units
Burnaby’s construction costs are typically 10-15% lower than Vancouver’s West Side, creating attractive margin opportunities for developers.
Key Regulations Snapshot
Maximum Building Height
The October 2025 amendment reduced height from four storeys to three storeys (including basement). Confirm current limits with Planning before submitting drawings.
Minimum Floor Areas
- Primary dwelling units: minimum 56 m² (603 sq. ft.)
- Secondary suites: minimum 32.5 m² (350 sq. ft.)
Maximum Lot Coverage
| Configuration | Maximum Coverage |
|---|---|
| 1 to 3 primary units | 40% |
| 4 primary units | 45% |
| 5 to 6 primary units | 50% |
| Rowhousing lots | 55% |
Minimum Setbacks
| Yard Type | Setback |
|---|---|
| Yard with street frontage | 3.0 m |
| Yard with lane | 1.2 m |
| Interior side yard | 1.2 m (0 m for rowhousing party walls) |
| Rear yard without lane | 3.0 m (1.2 m for accessory buildings) |
Building Separations
- 2.4 m between accessory buildings and side-by-side principal structures
- 6.0 m front-to-back separation required
Impervious Surfaces
Total impervious area capped at 70% of lot
Parking Requirements
Inside Frequent Transit Network Area: No off-street parking required
Outside FTNA: Plan for 0.5 spaces per primary dwelling unit when building three or more primary units
The Development Process: Step by Step
1. Site Selection and Due Diligence
Critical factors to evaluate:
- Lot dimensions and total area
- Location relative to Frequent Transit Network Areas
- Easements, rights-of-way, and servicing constraints
- Environmental considerations (creeks, ravines, flood plains)
- Heritage register status
- Proximity to transit and amenities
2. Design and Planning
Work with experienced professionals:
- Architect with R1 SSMUH experience
- Civil engineer for site servicing and grading
- Landscape architect for outdoor spaces
- Energy consultant for BC Energy Step Code compliance
3. Permit Applications
Navigate the municipal approval process:
- Development Permit (4-6 months typical)
- Building Permit (2-3 months)
- Various trade permits
- Final occupancy permit
Burnaby’s planning department can be reached at planning@burnaby.ca or (604) 294-7400.
4. Construction Management
Key considerations:
- Contractor with proven multiplex track record
- Construction scheduling and phasing
- Quality control and City inspections
- Budget monitoring with 10% contingency
- Material selection for durability
Learn more about our comprehensive Burnaby multiplex development services including construction management and turn-key solutions.
5. Marketing and Sales
Strategies for success:
- Professional photography and virtual tours
- Targeted marketing to families and young professionals
- Competitive pricing analysis against comparable multiplexes
- Strategic timing to capture seasonal demand
Maximizing Your Investment
Energy Efficiency and Sustainability
Burnaby encourages energy efficiency through various incentives:
- BC Energy Step Code compliance required
- Reduce operating costs by 20-30%
- Attract environmentally-conscious buyers
- Potential for higher sales values
- Access to municipal energy rebates
Design for Market Demand
Consider Burnaby’s buyer profile:
- Family-oriented floor plans (3+ bedrooms)
- Work-from-home office spaces
- Outdoor living areas
- Storage solutions
- Transit accessibility
Leverage Transit Proximity
Properties near SkyTrain stations command premium pricing:
- Edmonds Station area
- Metrotown vicinity
- Brentwood Town Centre
- Lougheed Town Centre
Common Pitfalls to Avoid
- Ignoring the October 2025 height reduction: Confirm your design complies with three-storey limit
- Underestimating FTNA benefits: Properties in transit areas have lower parking costs and higher density
- Inadequate contingency planning: Keep 10% buffer for unexpected site conditions
- Poor contractor selection: Vet thoroughly and check Burnaby-specific references
- Overlooking site constraints: Address easements, ravines, and environmental factors early
Burnaby-Specific Advantages
Lower Construction Costs
Burnaby typically sees 10-15% lower construction costs than Vancouver’s West Side, improving profit margins.
Strong Family Market
Burnaby’s reputation for excellent schools and family amenities creates strong end-user demand for multiplex units.
Transit Infrastructure
Ongoing SkyTrain expansion and frequent bus service support density near major corridors.
Municipal Support
Burnaby’s consolidated R1 SSMUH regulations provide clarity and streamlined approvals compared to legacy zoning.
Future Outlook
The multiplex market in Burnaby shows strong fundamentals:
- Growing population with limited land supply
- Transit-oriented development emphasis
- Provincial support through Bill 44
- Family-oriented market seeking ground-oriented housing
- Lower construction costs than Vancouver
Take Action Today
The opportunity to develop multiplex properties in Burnaby has never been clearer. With the right approach, knowledge, and team, you can create profitable developments that serve Burnaby’s housing needs while building long-term wealth.
Next Steps
- Enter your Burnaby address at www.vanplex.ca to find out your feasibility and profit potential under R1 SSMUH regulations
- Download the official City of Burnaby R1 SSMUH summary to review detailed regulations
- Check if your property is within a Frequent Transit Network Area on BurnabyMap
- Review our full-service multiplex development services including feasibility analysis, permitting, and construction
- Schedule a call with VanPlex for architectural preliminary design and construction financing guidance
Remember, successful multiplex development in Burnaby requires understanding the R1 SSMUH regulations, planning for the three-storey envelope, and working with professionals who know the local market. With Burnaby’s strong fundamentals and supportive policy environment, the rewards can be substantial.
