How many homes can be built at 375 E 28th Avenue?

The lot is 2,632.71 sq ft (245 m²) with 25 ft (7.6 m) of frontage. That is below the 306 m² of site area and 10.0 m of frontage that Vancouver's R1-1 District Schedule requires for the smallest multiplex (section 3.1.2.3). A duplex or a single detached house needs 306 m² of site area.

Is 375 E 28th Avenue zoned for a multiplex?

The lot is zoned R1-1, read from the City of Vancouver's own zoning record and stamped on 2026-08-27. R1-1 permits a multiple dwelling, which is the by-law's term for a multiplex, containing no more than 8 dwelling units. It is a conditional approval use, which means the Director of Planning may approve it, with or without conditions, after considering the intent of the schedule and applicable Council policies (section 2.1).

What is the lot size and frontage at 375 E 28th Avenue?

2,632.71 sq ft, which is 245 m², with 25 ft (7.6 m) of frontage, listed with dimensions of 25 x 105. These are the figures published in the MLS® listing and should be confirmed against a survey before you rely on them.

How much floor area can be built at 375 E 28th Avenue?

R1-1 caps floor space ratio at 1.00 for a multiple dwelling (section 3.1.1.2). Floor space ratio is the building's floor area divided by the site area. On this 2,632.71 sq ft lot that puts the ceiling near 2,633 sq ft of floor area, before any exclusions the by-law allows.

What is the land price per square foot at 375 E 28th Avenue?

The listing is priced at $1,769,000 for a 2,632.71 sq ft lot, which works out to about $672 per square foot of land. Both figures come from the MLS® listing.

Does an R1-1 lot need a lane to build a multiplex?

Yes. Section 2.2.7 permits a multiple dwelling only on a site that provides vehicular access from the rear. The same section requires the site to be a single lot that was on record in the Land Title Office before October 17, 2023, or was created by subdivision, and requires it to sit outside a designated flood plain.

What is R1-1 zoning in Vancouver?

R1-1 is Vancouver's Residential Inclusive district. The schedule states its intent as enabling a variety of small-scale housing options while retaining the single lot character of the area. Those options include multiple dwellings, described in the by-law as multiplexes of up to 6 dwelling units or up to 8 rental dwelling units, along with duplexes and single detached houses, each of which may add units such as secondary suites, lock-off units and laneway houses (section 1.1).

Multiplex is the everyday word for what Vancouver's by-law calls a multiple dwelling: one building on a single lot containing several separate homes. In R1-1 the use is written as a multiple dwelling containing no more than 8 dwelling units (section 2.1).

A sixplex is a building with six separate homes. In R1-1, 6 dwelling units is the maximum where the tenure includes anything other than rental, such as strata (section 3.1.1.3(b)(i)), and the lot must be at least 557 m² with 15.1 m of frontage (section 3.1.2.1).

Can you build 8 units on an R1-1 lot in Vancouver?

Only where the residential floor area is secured as 100% residential rental tenure. In that case the maximum is 8 dwelling units (section 3.1.1.3(a)), and 1 of them may still be occupied by a registered owner of the site (section 3.1.1.4). Where the tenure includes anything other than rental, the maximum is 6 (section 3.1.1.3(b)(i)).

Can you build a duplex on an R1-1 lot?

Yes. A duplex is an outright approval use in R1-1, which means a permit will be issued where the application complies with the by-law, rather than being weighed case by case. The minimum site area for a duplex, or for a single detached house, is 306 m² (sections 1.2 and 2.1).

How many homes can go on one lot under R1-1?

It depends on the size of the lot. The schedule sets three steps for a multiple dwelling: 306 m² and 10.0 m of frontage for 3 or 4 dwelling units, 464 m² and 13.4 m for 5, and 557 m² and 15.1 m for 6 or more (sections 3.1.2.3, 3.1.2.2 and 3.1.2.1). A 3-unit building is limited to lots no larger than 463 m² and no wider than 13.3 m (section 3.1.2.3).

How tall can a multiplex be in R1-1?

Up to 11.5 m and 3 storeys for buildings on the street, and up to 8.5 m and 2 storeys for a rear building (section 3.1.2.5).

What are the setbacks for a multiplex in R1-1?

The minimum front yard depth is 4.9 m, the minimum side yard width is 1.2 m, and the minimum rear yard depth is 10.7 m, or 0.9 m for a building in a courtyard configuration (sections 3.1.2.6 to 3.1.2.8). A building may be no more than 19.8 m deep and 17.4 m wide (sections 3.1.2.9 and 3.1.2.10).

How deep does a lot have to be for a multiplex in R1-1?

At least 30.4 m, or 33.5 m where the buildings are in a courtyard configuration (section 3.1.2.4). Depth is measured from the survey, so check it against the title plan rather than the listing.

Can the homes in a Vancouver multiplex be sold separately?

The by-law does not decide how the homes are sold, but it does treat tenure differently in its density rules. Floor area secured as 100% residential rental tenure allows up to 8 dwelling units, while tenure that includes anything else, such as strata title, is capped at 6 (section 3.1.1.3). Building for separate sale therefore means planning around the lower unit count.

How do I check the zoning of a property in Vancouver?

Zoning is published by the City of Vancouver in its Zoning and Development By-law, with a separate district schedule for each zone. The zone shown for this property was read from the City's own zoning record and stamped on 2026-08-27. Zoning changes, so confirm the current zone and its schedule with the City before you make an offer.

Which version of the R1-1 rules are these answers based on?

The June 2026 consolidation of the City of Vancouver Zoning and Development By-law, R1-1 District Schedule. Every figure above cites the section it comes from so it can be checked against that document.

375 E 28TH AVENUE, Vancouver

$1,769,000

This 2,632.71 sqft property in Vancouver is a detached single-family home on a lot the new rules make suitable for a multiplex. In Vancouver, most single-family lots fall under the R1-1 zone, which allows a multiplex of up to six units on many lots, and more on larger or corner sites. The final count depends on lot area, frontage, and whether you keep any existing character home, so each lot should be checked against the city's rules.

A fantastic family home in the heart of Riley Park, conveniently located just blocks from Main St, Queen Elizabeth Park and Hillcrest Comm Cent. This 4 bedroom + den, 2 bathroom home features a bright walk-through kitchen opening to a sunny 196 sq. ft. deck, beautifully landscaped, private and fully fenced yard. The flexible lower level works seamlessly with the main home or offers space for guests or easy suite potential. Extensive updates over the last 9 years include updated windows and doors, new heat pump and furnace, renovated bathrooms, new hardwood downstairs, updated wiring, plumbing, insulation, perimeter drainage, & new water main. Metal roof and AC! Enjoy an exceptional house in a convenient location near schools, Riley Pk, Nat Bailey Stadium, transit, shops, cafes&restaurants.

How this price compares

This lot asks $672 per square foot of lot. That is 52% above the median of $443 across the 717 active lots VanPlex is showing in Vancouver, and puts it 600 of 717 from cheapest to most expensive. Asking prices only, taken from the current MLS® feed.

Land price per square foot is only one input. Frontage, lane access, slope, and how many homes the zoning actually allows decide what a lot is worth to a builder.

Lot and property details

Price: $1,769,000
Lot size: 2,632.71 sqft
Lot dimensions: 25 x 105
Frontage: 25 ft
Bedrooms: 4
Bathrooms: 2
Year built: 1973
Zoning: R1-1
MLS® area: Main
MLS® number: R3159295

What the R1-1 District Schedule allows on a lot this size

This lot is listed at 2,632.71 sq ft (245 m²) with 25 ft (7.6 m) of frontage. The City of Vancouver sets a minimum site area and frontage for each multiplex size:

Multiplex size	Minimum site area	Minimum frontage	Section
3 or 4 dwelling units	306 m² (3,294 sq ft)	10.0 m (32.8 ft)	3.1.2.3
5 dwelling units	464 m² (4,994 sq ft)	13.4 m (44.0 ft)	3.1.2.2
6 or more dwelling units	557 m² (5,995 sq ft)	15.1 m (49.5 ft)	3.1.2.1

At those figures, this lot does not reach the smallest multiplex size in the schedule, which needs at least 306 m² of site area and 10.0 m of frontage (section 3.1.2.3). A duplex or a single detached house has a 306 m² minimum site area.

Meeting the minimums is not the same as being approved. A multiplex is a conditional approval use in R1-1, and section 2.2.7 also requires the site to have vehicle access from the rear, to have been a single lot on record in the Land Title Office before October 17, 2023 or created by subdivision, and to sit outside a designated flood plain.

Lot size and frontage are the figures in the MLS® listing and should be confirmed against a survey. Zoning R1-1 was stamped from the City of Vancouver record on 2026-08-27. Rules are from the City of Vancouver Zoning and Development By-law, R1-1 District Schedule, June 2026 consolidation.

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Listing data via MLS®. Displayed for information only. Zoning R1-1 stamped from the city record on 2026-08-27.

Questions about this lot and Vancouver’s R1-1 rules

Answers below come from the City of Vancouver’s own zoning by-law and from this listing’s MLS® figures. Each one names the by-law section it is based on.

How many homes can be built at 375 E 28th Avenue?: The lot is 2,632.71 sq ft (245 m²) with 25 ft (7.6 m) of frontage. That is below the 306 m² of site area and 10.0 m of frontage that Vancouver's R1-1 District Schedule requires for the smallest multiplex (section 3.1.2.3). A duplex or a single detached house needs 306 m² of site area.
Is 375 E 28th Avenue zoned for a multiplex?: The lot is zoned R1-1, read from the City of Vancouver's own zoning record and stamped on 2026-08-27. R1-1 permits a multiple dwelling, which is the by-law's term for a multiplex, containing no more than 8 dwelling units. It is a conditional approval use, which means the Director of Planning may approve it, with or without conditions, after considering the intent of the schedule and applicable Council policies (section 2.1).
What is the lot size and frontage at 375 E 28th Avenue?: 2,632.71 sq ft, which is 245 m², with 25 ft (7.6 m) of frontage, listed with dimensions of 25 x 105. These are the figures published in the MLS® listing and should be confirmed against a survey before you rely on them.
How much floor area can be built at 375 E 28th Avenue?: R1-1 caps floor space ratio at 1.00 for a multiple dwelling (section 3.1.1.2). Floor space ratio is the building's floor area divided by the site area. On this 2,632.71 sq ft lot that puts the ceiling near 2,633 sq ft of floor area, before any exclusions the by-law allows.
What is the land price per square foot at 375 E 28th Avenue?: The listing is priced at $1,769,000 for a 2,632.71 sq ft lot, which works out to about $672 per square foot of land. Both figures come from the MLS® listing.
Does an R1-1 lot need a lane to build a multiplex?: Yes. Section 2.2.7 permits a multiple dwelling only on a site that provides vehicular access from the rear. The same section requires the site to be a single lot that was on record in the Land Title Office before October 17, 2023, or was created by subdivision, and requires it to sit outside a designated flood plain.
What is R1-1 zoning in Vancouver?: R1-1 is Vancouver's Residential Inclusive district. The schedule states its intent as enabling a variety of small-scale housing options while retaining the single lot character of the area. Those options include multiple dwellings, described in the by-law as multiplexes of up to 6 dwelling units or up to 8 rental dwelling units, along with duplexes and single detached houses, each of which may add units such as secondary suites, lock-off units and laneway houses (section 1.1).
What is a multiplex?: Multiplex is the everyday word for what Vancouver's by-law calls a multiple dwelling: one building on a single lot containing several separate homes. In R1-1 the use is written as a multiple dwelling containing no more than 8 dwelling units (section 2.1).
What is a sixplex?: A sixplex is a building with six separate homes. In R1-1, 6 dwelling units is the maximum where the tenure includes anything other than rental, such as strata (section 3.1.1.3(b)(i)), and the lot must be at least 557 m² with 15.1 m of frontage (section 3.1.2.1).
Can you build 8 units on an R1-1 lot in Vancouver?: Only where the residential floor area is secured as 100% residential rental tenure. In that case the maximum is 8 dwelling units (section 3.1.1.3(a)), and 1 of them may still be occupied by a registered owner of the site (section 3.1.1.4). Where the tenure includes anything other than rental, the maximum is 6 (section 3.1.1.3(b)(i)).
Can you build a duplex on an R1-1 lot?: Yes. A duplex is an outright approval use in R1-1, which means a permit will be issued where the application complies with the by-law, rather than being weighed case by case. The minimum site area for a duplex, or for a single detached house, is 306 m² (sections 1.2 and 2.1).
How many homes can go on one lot under R1-1?: It depends on the size of the lot. The schedule sets three steps for a multiple dwelling: 306 m² and 10.0 m of frontage for 3 or 4 dwelling units, 464 m² and 13.4 m for 5, and 557 m² and 15.1 m for 6 or more (sections 3.1.2.3, 3.1.2.2 and 3.1.2.1). A 3-unit building is limited to lots no larger than 463 m² and no wider than 13.3 m (section 3.1.2.3).
How tall can a multiplex be in R1-1?: Up to 11.5 m and 3 storeys for buildings on the street, and up to 8.5 m and 2 storeys for a rear building (section 3.1.2.5).
What are the setbacks for a multiplex in R1-1?: The minimum front yard depth is 4.9 m, the minimum side yard width is 1.2 m, and the minimum rear yard depth is 10.7 m, or 0.9 m for a building in a courtyard configuration (sections 3.1.2.6 to 3.1.2.8). A building may be no more than 19.8 m deep and 17.4 m wide (sections 3.1.2.9 and 3.1.2.10).
How deep does a lot have to be for a multiplex in R1-1?: At least 30.4 m, or 33.5 m where the buildings are in a courtyard configuration (section 3.1.2.4). Depth is measured from the survey, so check it against the title plan rather than the listing.
Can the homes in a Vancouver multiplex be sold separately?: The by-law does not decide how the homes are sold, but it does treat tenure differently in its density rules. Floor area secured as 100% residential rental tenure allows up to 8 dwelling units, while tenure that includes anything else, such as strata title, is capped at 6 (section 3.1.1.3). Building for separate sale therefore means planning around the lower unit count.
How do I check the zoning of a property in Vancouver?: Zoning is published by the City of Vancouver in its Zoning and Development By-law, with a separate district schedule for each zone. The zone shown for this property was read from the City's own zoning record and stamped on 2026-08-27. Zoning changes, so confirm the current zone and its schedule with the City before you make an offer.
Which version of the R1-1 rules are these answers based on?: The June 2026 consolidation of the City of Vancouver Zoning and Development By-law, R1-1 District Schedule. Every figure above cites the section it comes from so it can be checked against that document.

Zoning rules are quoted from the City of Vancouver Zoning and Development By-law, R1-1 District Schedule, June 2026 consolidation. Lot figures are from the MLS® listing and should be confirmed against a survey. Nothing here is a development approval or advice on a specific project.