How many homes can be built at 5326 Fleming Street?

The lot is 5,527 sq ft (513 m²) with 45.5 ft (13.9 m) of frontage. Vancouver's R1-1 District Schedule requires at least 464 m² of site area and 13.4 m of frontage for a multiple dwelling of 5 units (section 3.1.2.2), so this lot meets the minimums for up to 5 units. Meeting the minimums is not approval: a multiplex is a conditional approval use in R1-1, so the City decides each application on its merits.

Is 5326 Fleming Street zoned for a multiplex?

The lot is zoned R1-1, read from the City of Vancouver's own zoning record and stamped on 2026-08-24. 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 5326 Fleming Street?

5,527 sq ft, which is 513 m², with 45.5 ft (13.9 m) of frontage, listed with dimensions of 45.5 x 121.48. 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 5326 Fleming Street?

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 5,527 sq ft lot that puts the ceiling near 5,527 sq ft of floor area, before any exclusions the by-law allows.

Does 5326 Fleming Street meet the minimum lot size for a sixplex in Vancouver?

No. A multiple dwelling of 6 or more dwelling units needs at least 557 m² of site area and 15.1 m of frontage (section 3.1.2.1). This lot is 513 m² with 13.9 m of frontage, so it meets the minimums for up to 5 units instead.

How many two-bedroom homes does Vancouver require in a multiplex this size?

For a multiple dwelling containing 5 dwelling units, at least 3 of them must have 2 or more bedrooms. Where every unit except one occupied by a registered owner is secured as residential rental tenure, the minimum drops to 2 (section 2.2.8).

What is the land price per square foot at 5326 Fleming Street?

The listing is priced at $1,749,000 for a 5,527 sq ft lot, which works out to about $316 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 2026-08-24. 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.

5326 FLEMING STREET, Vancouver

$1,749,000

This 5,527 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.

First time on the market! This 6 bedroom, 2,376 sq. ft. home sits on an impressive 45.5 x 121.48 ft. lot totalling 5,527 sq. ft. in a convenient East Vancouver location. The functional layout offers 3 bedrooms on the main floor plus a 3 bedroom lower level with excellent mortgage helper potential. The home is rentable as is and offers a great opportunity to renovate, hold for the future, or explore redevelopment possibilities. Located on the higher side of Fleming Street in the popular Knight neighbourhood, close to schools, parks, transit, shopping and everyday amenities. A rare wider lot with plenty of potential for homeowners, investors and builders alike.

How this price compares

This lot asks $316 per square foot of lot. That is 29% below the median of $443 across the 717 active lots VanPlex is showing in Vancouver, and puts it 73 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: $1,749,000
Lot size: 5,527 sqft
Lot dimensions: 45.5 x 121.48
Frontage: 45.5 ft
Bedrooms: 6
Bathrooms: 2
Year built: 1957
Zoning: R1-1
MLS® area: Knight
MLS® number: R3157923

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

This lot is listed at 5,527 sq ft (513 m²) with 45.5 ft (13.9 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 meets the minimum site area and frontage the schedule sets for up to 5 units (section 3.1.2.2). The schedule caps floor space ratio at 1.00 (section 3.1.1.2). Floor space ratio is the building’s floor area divided by the site area, so on this lot that puts the ceiling near 5,527 sq ft of floor area, before any exclusions the by-law allows.

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 2026-08-24. 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 2026-08-24.

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 5326 Fleming Street?: The lot is 5,527 sq ft (513 m²) with 45.5 ft (13.9 m) of frontage. Vancouver's R1-1 District Schedule requires at least 464 m² of site area and 13.4 m of frontage for a multiple dwelling of 5 units (section 3.1.2.2), so this lot meets the minimums for up to 5 units. Meeting the minimums is not approval: a multiplex is a conditional approval use in R1-1, so the City decides each application on its merits.
Is 5326 Fleming Street zoned for a multiplex?: The lot is zoned R1-1, read from the City of Vancouver's own zoning record and stamped on 2026-08-24. 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 5326 Fleming Street?: 5,527 sq ft, which is 513 m², with 45.5 ft (13.9 m) of frontage, listed with dimensions of 45.5 x 121.48. 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 5326 Fleming Street?: 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 5,527 sq ft lot that puts the ceiling near 5,527 sq ft of floor area, before any exclusions the by-law allows.
Does 5326 Fleming Street meet the minimum lot size for a sixplex in Vancouver?: No. A multiple dwelling of 6 or more dwelling units needs at least 557 m² of site area and 15.1 m of frontage (section 3.1.2.1). This lot is 513 m² with 13.9 m of frontage, so it meets the minimums for up to 5 units instead.
How many two-bedroom homes does Vancouver require in a multiplex this size?: For a multiple dwelling containing 5 dwelling units, at least 3 of them must have 2 or more bedrooms. Where every unit except one occupied by a registered owner is secured as residential rental tenure, the minimum drops to 2 (section 2.2.8).
What is the land price per square foot at 5326 Fleming Street?: The listing is priced at $1,749,000 for a 5,527 sq ft lot, which works out to about $316 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 2026-08-24. 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.