North Van Unlocks 1,940 Properties for Sixplex

City of North Vancouver must allow sixplexes on 1,940 properties by June 30, 2026. If you own property in Grand Boulevard, Keith Lynn, Moodyville, or Mahon Park, your lot’s development potential just changed. Here’s exactly what’s happening and how to check if your property qualifies for the new six-unit density.

TL;DR (Key Takeaways)

• 1,940 properties newly eligible for sixplex development in City of North Vancouver
• June 30, 2026 public hearing and Council vote scheduled
• 400m from frequent transit = sixplex eligibility under Bill 25
• Specific neighborhoods: Grand Boulevard, Keith Lynn, Moodyville, Mahon Park
• North Van lagged compliance but Bill 25 now forces action
• Land value implications: 6-unit eligibility adds 25-40% to lot values
• Earlier than District of North Van which isn’t required to comply
• Development window: first applications likely approved Q4 2026

Why June 30 Matters

BC’s Bill 25 requires municipalities to comply with Small-Scale Multi-Unit Housing (SSMUH) rules by June 30, 2026. For the City of North Vancouver, this means allowing:

• 3-4 units on standard single-family lots
• 6 units on lots within 400 metres of frequent transit

The City has been drafting compliant bylaws through winter 2026, with a public hearing scheduled for June. Unlike some municipalities that voluntarily exceeded provincial minimums, North Van appears to be implementing exactly what Bill 25 requires—no more, no less.

The 1,940 Property Map

City of North Vancouver’s planning staff identified 1,940 properties within the 400m frequent transit radius. These are concentrated in four primary areas:

Grand Boulevard Corridor

• Properties along Grand Boulevard and cross-streets
• Adjacent to North Van’s busiest bus routes
• Approximately 520 properties

Keith Lynn Area

• Near Lonsdale and Esplanade transit connections
• Mix of older single-family homes and duplexes
• Approximately 410 properties

Moodyville

• Historic neighborhood east of Lonsdale
• Strong walk scores and transit access
• Approximately 340 properties

Mahon Park Area

• Properties within 400m of frequent service on 3rd Street
• Proximity to amenities and shopping
• Approximately 360 properties

Additional scattered properties: ~310 across smaller pockets near transit corridors.

How to Check Your Property

The 400m measurement uses walking distance, not straight-line radius. Here’s how to verify your eligibility:

Step 1: Identify your nearest frequent transit stop. “Frequent transit” means 15-minute service during peak hours.

Step 2: Use Google Maps walking directions from the transit stop to your property line.

Step 3: If walking distance is under 400m, your property qualifies for sixplex density under Bill 25.

Key transit routes in CNV:

• SeaBus terminal at Lonsdale Quay
• Route 239 (Lonsdale corridor)
• Route 229/230 (Upper levels)
• Route 246/247 (Grand Boulevard and east-west connectors)

Note: The 400m measurement applies to the property line, not the building. Corner properties often qualify even when neighbouring lots don’t.

Why North Van Lagged Behind

While Vancouver and Burnaby moved quickly on multiplex zoning, City of North Vancouver took longer. Several factors explain the delay:

Geographic constraints. Much of CNV is sloped terrain. Municipal staff raised concerns about construction challenges and stormwater management on steep sites.

Infrastructure capacity. Sewer and water systems in some CNV neighborhoods are near capacity. Staff requested time to assess whether multiplex density would trigger infrastructure upgrades.

Community resistance. Public engagement sessions in 2025 revealed opposition in established single-family areas. Council chose to minimize density increases beyond provincial minimums.

Heritage considerations. Several CNV neighborhoods have concentrations of pre-1950 homes. Staff developed heritage adjacency guidelines before finalizing multiplex rules.

Bill 25 eliminated municipal discretion. By June 30, 2026, CNV must comply regardless of local concerns.

Land Value Implications

Sixplex eligibility fundamentally changes lot economics. Here’s the value shift based on comparable sales:

The land value increase for sixplex eligibility versus fourplex eligibility ranges from 20-35% based on current market data. For homeowners in the 1,940 qualifying properties, this represents $400,000-$800,000 in additional land value—even without building anything.

The June Public Hearing

City Council has scheduled the Bill 25 compliance public hearing for June 2026. Here’s what to expect:

What Council will vote on:

• Bylaw amendments allowing 6 units within 400m of frequent transit
• Bylaw amendments allowing 4 units on remaining single-family lots
• Associated parking requirements (likely reduced from current standards)
• Design guidelines for multiplex development

What Council cannot do:

• Refuse to comply with Bill 25 (provincial override applies)
• Add requirements stricter than provincial standards
• Delay implementation beyond June 30

What may be controversial:

• Exact transit route definitions (which buses count as “frequent”)
• Setback and height interpretations
• Parking requirements near transit

The hearing provides opportunity for public input, but the outcome—compliance—is predetermined by provincial legislation.

Development Timeline for CNV

If you’re considering multiplex development on a qualifying CNV property, here’s the realistic timeline:

Pre-June 30, 2026:

• Submit pre-application inquiry to gauge staff interpretation
• Engage architect for preliminary design
• Review site constraints (slope, trees, utilities)

July-September 2026:

• Zoning bylaw in effect
• Submit Development Permit application
• Expect 6-10 month review timeline

Q4 2026-Q2 2027:

• DP approval
• Submit Building Permit
• Begin construction financing process

Q3 2027-Q2 2028:

• Construction (9-12 months typical)
• Completion and occupancy

First multiplex completions under the new CNV zoning: likely Q2-Q3 2028.

Comparison: City vs. District of North Vancouver

Don’t confuse City of North Vancouver with District of North Vancouver. They have different compliance requirements:

The District of North Vancouver has fewer areas with frequent transit, which limits Bill 25’s applicability. Most District properties will remain eligible for 3-4 units rather than 6.

What “Frequent Transit” Actually Means

Bill 25 defines frequent transit as service every 15 minutes during:

• Monday-Friday 7am-7pm
• Saturday 10am-6pm

TransLink’s current frequent transit network in CNV includes:

• SeaBus (6-10 minute frequency)
• Routes 239, 230, 229 (10-15 minute frequency)
• Routes 246, 247 during peak hours

Properties that might not qualify:

• Areas served only by community shuttles
• Blocks served by routes with 20+ minute headways
• Properties where the 400m walking route includes significant elevation change (longer walking distance)

The City will publish an official eligibility map before the June vote. Until then, treat the 1,940 estimate as approximate.

Investment Considerations

For homeowners and investors eyeing the 1,940 qualifying properties:

Strengths of CNV multiplex market:

• Strong rental demand (proximity to downtown Vancouver)
• High household incomes (supports premium pricing)
• Limited supply (smaller buildable area than Vancouver)
• Walk score advantages (transit and amenities)

Challenges:

• Slope construction costs (10-20% premium over flat sites)
• Limited contractor pool familiar with CNV
• Smaller scale than Vancouver (less industry infrastructure)
• Higher land costs per unit than Surrey/Coquitlam alternatives

Target profile:

• Lots with manageable slope (under 15% grade)
• Corner properties (dual frontage advantages)
• Properties with existing older structures (replacement economics favor redevelopment)
• Lots near SeaBus or Lonsdale for maximum transit score

The North Shore Comparison

How does City of North Vancouver compare to neighbours for multiplex opportunity?

City of North Vancouver offers the North Shore’s best multiplex opportunity: significant eligible inventory, clear compliance deadline, and established transit infrastructure.

Neighborhood Spotlight: Grand Boulevard

Grand Boulevard represents CNV’s prime multiplex corridor. Here’s why:

Transit access: Multiple frequent routes within 400m walking distance.

Lot characteristics: Many 5,000-7,000 sqft lots with moderate slope.

Demographics: Mix of long-term homeowners and recent buyers. Strong redevelopment interest.

Comparable sales: Lots in the corridor have sold for $2.8-3.2M in early 2026, reflecting anticipated sixplex eligibility.

Development pattern: Expect the first multiplex permits in Grand Boulevard by Q4 2026, with construction starting early 2027.

What to Do Before June

If you own property in the 1,940 eligible lots—or are considering purchasing one—take these steps before June 30:

1. Confirm eligibility. Contact CNV planning department for preliminary zoning verification. Don’t rely on estimates.

2. Assess site constraints. Slope, trees, utilities, and soil conditions all affect development feasibility. Commission a preliminary geotechnical report if slope is significant.

3. Engage an architect. Pre-design work now positions you for fast application once bylaws are adopted.

4. Review financing options. Construction lenders want to see comprehensive proformas. Start conversations early.

5. Understand tax implications. Land with development potential triggers different tax treatment. Consult with your accountant.

How VanPlex Tracks CNV Opportunities

VanPlex’s database includes City of North Vancouver properties in our PlexRank™ analysis. We evaluate:

• Transit proximity (exact walking distances)
• Slope and buildable area calculations
• Comparable sales and value projections
• Development cost estimates specific to North Van conditions
• ROI projections under different scenarios (fourplex vs. sixplex)

Visit VanPlex.ca to check whether your CNV property falls within the 1,940 eligible lots and see projected development economics.

VanPlex Team

PlexRank™ | Profit with Multiplex