Sixplex & Townhouse Design Guide for BC
Where BC allows six homes on one lot, the lot sizes that apply, and the Province's sixplex and townhouse designs.
What Is a Sixplex?
A sixplex is a building with six self-contained homes on one lot. In BC, the Province requires cities to allow at least six homes on a residential lot larger than 281 m² that sits wholly or partly within 400 m of a bus stop with a bus at least every 15 minutes on average, from 7 am to 7 pm on weekdays and from 10 am to 6 pm on weekends.
Each city writes that rule into its own zoning bylaw, and a city may allow six homes on more lots than the Province requires. Vancouver's R1-1 zone sets the lot size for six homes at 557 m² with 15.1 m of frontage. Lots larger than 4,050 m², and some heritage and hazard lots, are exempt from the Province's rule.
| Rule | Set by | What it says |
|---|---|---|
| Six homes near frequent buses | Province of BC | At least 6 homes on lots over 281 m² within 400 m of a bus stop with 15-minute service. The city may not require off-street parking for the homes on these lots. |
| Building limits the Province recommends for those lots | Province of BC | 11 m tall, 3 storeys, 60% lot coverage, 2 m front setback, 1.5 m rear setback. Each city sets its own numbers. |
| Vancouver R1-1 zone | City of Vancouver | 6 homes on a lot of at least 557 m² with 15.1 m of frontage, or up to 8 when every home is rental. Floor area up to 1.00 times the lot area. 11.5 m and 3 storeys. |
| Which part of the Building Code applies | BC Building Code 2024 | Part 9, the rules for small buildings, covers homes of 3 storeys or less with a building area of 600 m² or less. The 600 m² counts the whole building. A larger building follows Part 3. |
For the full list of unit counts by lot size, read our Bill 44 guide to 3, 4 or 6 homes per lot. Building in Ontario instead? Toronto has its own rules, covered in our guide to sixplexes in Toronto's nine wards.
Sources, read October 21, 2026: Provincial Policy Manual & Site Standards (January 20, 2026 edition, pages 9, 10, 13, 79 and 80); City of Vancouver R1-1 District Schedule (June 2026, sections 3.1.1 and 3.1.2, read from the web archive copy of September 15, 2026, because the City's server refused the download); BC Building Code 2024, Division A, Sentence 1.3.3.3.(1), as quoted in Building Code Appeal Board decision 1932.
Key Takeaways
- ✓ Six homes is the least a BC city must allow on a qualifying lot near a frequent bus. Vancouver's R1-1 zone allows up to 8 when every home is rental.
- ✓ BC catalogue offers Townhouse 1 (Sixplex) and Townhouse 2 (Townhouse Row) for different lot shapes.
- ✓ The Province's rule covers lots over 281 m² within 400 m of a bus stop with 15-minute service. Vancouver's R1-1 zone asks for 557 m² and 15.1 m of frontage.
- ✓ Total construction cost ranges from $1.8M to $3.0M, with excellent per-unit economics.
Which BC Catalogue Designs Apply?
The BC standardized housing designs catalogue includes two concepts for six-unit projects, each with a distinct layout approach.
Sixplex
Six units arranged across 2-3 storeys in a single building massing, similar to a small apartment building. Works on lots with 50 ft+ frontage. Units share common circulation (hallways or stair cores). Efficient use of land area with compact footprint. Best for maximizing density on deeper lots.
Townhouse Row
Six units arranged side-by-side, each spanning 2-3 storeys with its own ground-level front door. Requires wider lots (66 ft+). Provides a streetscape similar to traditional rowhousing with individual unit identity. Each unit has private front and rear outdoor spaces. Best for neighbourhood compatibility.
BC Government Standard Design Renderings
BC Standard Courtyard Sixplex: Front View
BC Standard Courtyard Sixplex: Rear View
BC Standard Rowhouse: Housing Design Catalogue
Courtyard Sixplex: Main Floor Plan
Images sourced from the BC Standardized Housing Designs Catalogue (gov.bc.ca). Designs created by Leckie Studio Architecture + Design and partner firms under contract to the Province of British Columbia.
Townhouse 1: Sixplex with stacked configuration
Townhouse 2: Townhouse row with individual front doors
Street-level view showing neighbourhood-compatible design
Typical unit interior with open-concept living
Lot Requirements
Six-unit projects require larger lots than fourplexes and must meet transit proximity criteria. The two concepts have different lot shape preferences.
| Specification | Sixplex (Townhouse 1) | Townhouse Row (Townhouse 2) |
|---|---|---|
| Minimum Frontage | 50 ft | 66 ft |
| Minimum Depth | 110 ft | 100 ft |
| Minimum Lot Area | 6,000 sq ft | 7,000 sq ft |
| Typical Zones | R1 (near transit) | R1 (near transit) |
| Max Height | 10.7 m (35 ft) | 10.7 m (35 ft) |
| Max FSR | 1.0 - 1.2 | 1.0 - 1.2 |
| Transit Proximity | Province: within 400 m of a 15-minute bus stop | Province: within 400 m of a 15-minute bus stop |
Townhouse 1 (Sixplex) vs. Townhouse 2 (Townhouse Row)
Townhouse 1: Sixplex (50 ft lot)
Unit 5
Unit 6
Unit 3
Unit 4
Unit 1
Unit 2
3 storeys · 2 units per floor · Compact
Townhouse 2: Townhouse Row (66 ft+ lot)
Unit 1
2-3 storey
Unit 2
2-3 storey
Unit 3
2-3 storey
Unit 4
2-3 storey
Unit 5
2-3 storey
Unit 6
2-3 storey
Row of 6 · Individual front doors · Wider lot
Illustrative configurations. Actual layouts vary by design.
Design Considerations
Accessibility
At least one unit must be fully accessible with a barrier-free path from the street. For sixplexes (Townhouse 1), this is typically a ground-floor unit with level entry. Townhouse rows (Townhouse 2) benefit from each unit having grade-level access, though the multi-storey nature means the upper floors may not be accessible without an elevator or lift.
Fire Separation
With six units, fire separation design becomes more complex. All inter-unit assemblies require 1-hour fire-resistance ratings. Sixplexes may need fire-rated corridors if units share internal circulation. Townhouse rows require fire-rated party walls between each unit. Sprinklers may be required depending on building area and municipal bylaws.
Sound Transmission
Assemblies must achieve STC 55 (airborne) and IIC 55 (impact) between all dwelling units. With six households, sound control is essential for livability. Consider exceeding minimum ratings to STC 60+ in sensitive areas. Pay particular attention to plumbing noise transmission, stairwell impact noise, and junction details where multiple assemblies meet.
Privacy
Townhouse rows inherently provide better privacy through individual front doors, private yards, and distinct unit massing. Sixplexes require more intentional design: offset windows, private balconies or patios, landscape buffering, and careful placement of shared areas like parking and waste storage.
Where Are Sixplexes Permitted in BC?
Six-unit projects are limited to lots near frequent transit. The availability depends on both lot size and transit proximity -- not all municipalities have qualifying areas.
| Notes | |||
|---|---|---|---|
| Vancouver | 8 | Adopted | R1-1: 6 homes on lots of 557 m² and 15.1 m frontage; up to 8 when all are rental |
| Burnaby | 6 | Adopted | Near SkyTrain stations and frequent bus routes; larger lot requirements |
| Surrey | 6 | Adopted | Transit-oriented areas; SkyTrain corridors and frequent bus routes |
| Coquitlam | 6 | Adopted | Near Evergreen Extension stations; lot size dependent |
| New Westminster | 6 | Adopted | Near SkyTrain; most of city qualifies due to transit coverage |
| North Vancouver (City) | 6 | Adopted | Near frequent transit corridors; select larger lots |
| Port Moody | 6 | Adopted | Near Evergreen Extension; limited qualifying lots |
| Richmond | 6 | Adopted | Near Canada Line stations; flood construction level applies |
Cost Breakdown
Six-unit projects benefit from the strongest economies of scale in the SSMUH category. The per-unit cost is lower than any smaller multiplex type, making these projects attractive for experienced developers.
Hard Costs
$370 - $460
per sq ft
Soft Costs
$150K - $200K
permits, design, fees
Total Project Cost
$1.8M - $3.0M
for all six units combined
Hard costs include foundation, framing, mechanical, electrical, plumbing, and finishes. Soft costs include architectural design, engineering, permits, surveys, legal, and project management. Larger projects may also include landscape architecture and traffic study fees.
Energy Requirements
All new sixplexes and townhouse rows must comply with BC Energy Step Code, typically Step 3 or higher. Six-unit buildings have excellent thermal performance potential due to the high ratio of shared walls to exposed surface area. Interior units achieve very low heating loads. Key considerations include centralized vs. individual mechanical systems (HRV, heating), shared vs. individual hot water systems, and solar-ready design for future PV installation on the larger roof area.
Run the Numbers for Your Property
Use the VanPlex proforma calculator to model sixplex or townhouse development scenarios on your specific lot -- including construction costs, financing, rental revenue, and return on equity.
Try the Proforma CalculatorFrequently Asked Questions
What is the difference between a sixplex and a townhouse row?
A sixplex (Townhouse 1) stacks six units across multiple storeys in a single building, similar to a small apartment. A townhouse row (Townhouse 2) arranges units side-by-side, each spanning 2-3 storeys with its own front door. The townhouse layout needs a wider lot (66 ft+) but feels more like individual homes, while the sixplex is more land-efficient on lots with 50 ft frontage.
Do I need to be near transit to build a sixplex?
Under the Province's rule, yes: BC cities must allow at least six homes on lots over 281 m² that are wholly or partly within 400 metres of a bus stop with a bus at least every 15 minutes on average, 7 am to 7 pm on weekdays and 10 am to 6 pm on weekends. A city may allow six homes on other lots too. Vancouver's R1-1 zone sets the lot size for six homes at 557 m² with 15.1 m of frontage.
How do I handle parking for 6 units?
On a lot where the Province's six-home rule applies, the city may not require any off-street parking for the homes. On other lots, the city's own zoning bylaw sets the parking. The Province's policy manual advises cities to drop parking minimums or keep them low, for example 0.5 spaces per home where residents have good transit.
Is a sixplex still classified as a Part 9 building?
It can be. Under the BC Building Code 2024, Part 9 covers residential buildings of 3 storeys or less with a building area of 600 m² or less. The 600 m² counts the whole building. A sixplex that is taller or larger than that follows Part 3, the code's rules for larger buildings.
Related Design Guides
- Triplex designs and floor plans for smaller lots that cannot support six units.
- Fourplex designs and layouts for standard lots outside frequent transit areas.
- Duplex designs for narrow or constrained lots.
- Bare land vs building strata in BC before you commit to a six-unit strata plan.
- Vancouver zoning map to confirm your lot qualifies for six units.
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