Multigenerational / By City
Find Your City's Multigenerational Potential
Each Metro Vancouver city offers different advantages for multigenerational multiplex development. Compare multigenerational rates, zoning capacity, land costs, and transit access to find the right fit for your family.
Metro Vancouver Multigenerational Comparison
Side-by-side comparison of 8 Metro Vancouver cities for multigenerational multiplex development potential.
| City | Multi-Gen Rate | Max Units | Lot Size | Avg Lot Value | Build Cost | Strata | Transit | Details |
|---|---|---|---|---|---|---|---|---|
| Vancouver | 3.2% | 6 | 33' - 50'+ | $2.2-2.8M | $1.8-3.2M | Yes | Excellent (SkyTrain, buses) | View |
| Burnaby | 4.1% | 6 | 40' - 66'+ | $1.8-2.4M | $1.8-3.0M | Yes | Excellent (SkyTrain) | View |
| Surrey | 9.6% | 6 | 50' - 70'+ | $1.2-1.8M | $1.6-2.8M | In progress | Good (SkyTrain expanding) | View |
| Coquitlam | 3.4% | 6 | 50' - 60'+ | $1.5-2.0M | $1.7-2.8M | In progress | Good (Evergreen Line) | View |
| North Vancouver | 2.8% | 6 | 40' - 50'+ | $1.8-2.5M | $1.9-3.0M | In progress | Moderate (SeaBus + bus) | View |
| Delta | 4.5% | 4 | 50' - 66'+ | $1.3-1.7M | $1.5-2.4M | In progress | Moderate (bus network) | View |
| Richmond | 5.2% | 6 | 40' - 60'+ | $1.6-2.2M | $1.7-2.8M | In progress | Excellent (Canada Line) | View |
| Langley | 3.8% | 6 | 50' - 66'+ | $1.1-1.5M | $1.5-2.5M | In progress | Moderate (SkyTrain coming) | View |
City-by-City Multigenerational Analysis
Surrey
9.6% multigenerational rate — highest in Metro VancouverSurrey's South Asian community has the strongest multigenerational housing tradition in Metro Vancouver. With 9.6% of households living multigenerationally, demand for purpose-built family compounds is already established. Larger lot sizes (50-70 feet) accommodate 4-6 unit multiplexes with generous shared outdoor space. The SkyTrain extension to Langley will unlock transit-adjacent density bonuses for more lots.
Burnaby
No FSR maximum — maximum design flexibilityBurnaby's R1 SSMUH zone is the most developer-friendly in Metro Vancouver, with no floor space ratio (FSR) cap. This gives architects maximum flexibility to design larger units, generous common areas, and accessible features without sacrificing livable space. Combined with SkyTrain access on the Expo and Millennium lines, Burnaby is ideal for families who want both space and transit convenience.
Vancouver
R1-1 zoning with stratification — highest unit valuesVancouver's R1-1 SSMUH zoning allows up to 6 units with full stratification, meaning each family member can own their unit outright. While land costs are the highest in the region, completed unit values also lead the market ($800K-1.4M per unit), making the equity creation potential substantial. Dense transit networks ensure every unit has excellent access to employment, schools, and services.
Coquitlam
Evergreen Line proximity drives 6-unit potentialCoquitlam's connection to the Evergreen SkyTrain line creates transit-adjacent density zones where 6-unit multiplexes are permitted. Lot values are 15-25% lower than Vancouver, while completed unit values remain strong. The city's growing multigenerational population (3.4%) is supported by family-oriented amenities, parks, and schools throughout the Tri-Cities.
Richmond
Canada Line access + strong Asian multigenerational demandRichmond's Canada Line SkyTrain stations create high-density zones ideal for 6-unit multigenerational multiplexes. The city's strong Chinese-Canadian and broader Asian community (54% of population) has deep multigenerational housing traditions. A 5.2% multi-gen rate and rising reflects cultural preference, proximity to YVR airport for international family connections, and competitive land values.
North Vancouver
City + District adopted SSMUH — premium lifestyle locationBoth the City and District of North Vancouver have adopted SSMUH bylaws, opening mountain-adjacent lots to multiplex development. North Van offers a premium lifestyle with mountain biking, hiking, and waterfront access within minutes of downtown via SeaBus. Hillside design considerations and wildfire interface zones require specialized expertise that VanPlex provides.
Delta
Larger lots and suburban density for extended familiesDelta offers some of the largest residential lots in Metro Vancouver, with typical widths of 50-66+ feet. This translates to spacious multigenerational compounds with room for gardens, play areas, and multiple parking stalls. A 4.5% multi-gen rate reflects the suburban family lifestyle that draws multigenerational households. South Delta (Tsawwassen) lots near the ferry terminal add lifestyle appeal.
Langley
Most affordable entry point with SkyTrain extension comingLangley Township and City offer the most affordable land costs in Metro Vancouver's SSMUH-eligible areas. With the SkyTrain extension under construction, lots near future stations will qualify for transit-adjacent density bonuses. A 3.8% multigenerational rate is growing as young families priced out of Vancouver and Burnaby seek affordable multigenerational solutions in the Fraser Valley.
Multigenerational Density Across Metro Vancouver
Multigenerational housing rates vary significantly across the region, reflecting cultural composition, housing costs, and lot characteristics.
9.6%
Surrey
up to 6 units
5.2%
Richmond
up to 6 units
4.5%
Delta
up to 4 units
4.1%
Burnaby
up to 6 units
3.8%
Langley
up to 6 units
3.4%
Coquitlam
up to 6 units
3.2%
Vancouver
up to 6 units
2.8%
North Vancouver
up to 6 units
Which City Is Best for Your Family?
The right city depends on your family's priorities. Use this decision guide to match your needs with the city that delivers the best multigenerational outcome.
| If You Want To... | Best City | Why |
|---|---|---|
| Maximize unit values | Vancouver | Completed units sell for $800K-1.4M, highest in the region. Stratification enabled. |
| Lowest land cost entry | Langley | $1.1-1.5M lots deliver strong ROI. SkyTrain extension will boost future values. |
| Largest lots / most space | Surrey or Delta | 50-70+ foot lots allow spacious compounds with gardens and multiple parking. |
| Best design flexibility | Burnaby | No FSR maximum means architects can maximize livable space without constraints. |
| Strongest multigenerational community | Surrey | 9.6% multi-gen rate means your family will be in good company with established services. |
| Best transit access | Vancouver or Burnaby | SkyTrain coverage means every unit has transit, reducing parking needs and costs. |
| Cultural community + transit | Richmond | Canada Line access + 54% Asian population with multigenerational traditions. |
| Premium lifestyle location | North Vancouver | Mountains, waterfront, SeaBus to downtown. Ideal for active multigenerational families. |
Check Your Property's Multigenerational Potential
Enter your address to see your city's zoning rules, lot capacity, estimated build cost, and projected equity creation for your multigenerational multiplex.