R1-1 Zoning Vancouver: The Complete Guide
Everything you need to know about Vancouver's R1-1 zoning district: unit limits, frontage requirements, FSR calculations, fees, and which lots actually pencil for multiplex development.
4-6
Market Units
1.25
Max FSR (Net-Zero)
13.4m
For 5 Units
15.24m
For 6 Units
Related R1-1 Deep Dive
Compare Vancouver's 8-unit secured-rental path against the 6-unit strata path
Most of the physical rules stay the same. The big differences are tenure, fee treatment, CMHC fit, and exit flexibility.
Read the secured-rental comparisonWhat is R1-1 Zoning in Vancouver?
R1-1 is Vancouver's residential zoning district that replaced the former RS-1 (single-family) zone in September 2023. As part of BC's Bill 44 (Small-Scale Multi-Unit Housing legislation), R1-1 zoning now covers most of Vancouver's traditional single-family neighborhoods.
Under R1-1 zoning, property owners can build multiplexes with up to 6 market units (or 8 secured rental units) on standard lots. This represents a significant shift from the previous single-family restrictions, enabling "gentle density" and "missing middle" housing across the city.
Key R1-1 Zoning Changes (2023)
- - Replaced RS-1, RS-1A, RS-1B, RS-2, RS-3, RS-3A, RS-5, RS-6, RS-7 zones
- - Multiplexes now permitted as-of-right (no rezoning required)
- - Base FSR increased from 0.60 to 1.0 (with density bonus)
- - No minimum parking requirements
- - No neighbourhood notification required for applications
R1-1 Unit Count Requirements
The number of units you can build under R1-1 zoning depends primarily on your lot's frontage (width at the street). This is the most critical constraint that determines project viability.
| Frontage | Minimum Area | Market Units | Secured Rental |
|---|---|---|---|
| 10.0m (33 ft) | 306 m² | 3-4 units | Up to 4 units |
| 13.4m (44 ft) | 464 m² | 4-5 units | Up to 6 units |
| 15.24m (50 ft) | 557 m² | 4-6 units | Up to 8 units |
Important: The classic 33-foot (10m) Vancouver lot maxes out at 4 units. The jump from 4 to 5 units is where multiplex profitability typically starts, requiring at least 13.4m (44 ft) of frontage.
R1-1 FSR & Density Bonus
Standard R1-1 Density
Net-Zero / Passive House Bonus
The Net-Zero bonus is exempt from Density Bonus Contributions, saving approximately $200-300/sqft on the additional floor area.
R1-1 Development Fees
R1-1 multiplex projects are subject to multiple city fees that can total $400,000-$600,000+ depending on project size and configuration.
Density Bonus Contribution
Applies to FSR above 0.70 (except Net-Zero bonus)
$150-250/sqft
Varies by frontage category
Development Cost Levies (DCLs)
City-wide infrastructure levy
~$50-80/sqft
Applied to all floor area
Development Cost Charges (DCCs)
Regional/Metro Vancouver charges
~$20-40/sqft
Varies by project type
R1-1 Reality Check: Not All Lots Work
Our analysis of 56,000+ Vancouver R1-1 lots reveals a stark reality:
50%
Negative ROE
25%
15-30% ROE
23%
30-90% ROE
2%
100%+ ROE
Only 1 in 50 lots is genuinely worth redeveloping. The rest? Eligible on paper, uneconomic in reality.
Read the full R1-1 analysis with methodology →What Makes a Profitable R1-1 Lot?
Must-Have Traits
- +44+ ft frontage - Unlocks 5-6 units where profitability starts
- +4X value creation - $2.5M land to $10M finished product
- +Strong local comps - Proven demand for multiplexes nearby
- +Lane access - Corner or double-lane preferred
- +Clean demo - No heritage, no structural surprises
Deal Killers
- -33 ft frontage - Limited to 4 units, rarely pencils
- -Heritage designation - Multiplex not permitted
- -Floodplain location - Multiplex restricted
- -Weak comp area - No proven multiplex demand
- -High existing mortgage - Insufficient equity
Check Your R1-1 Lot Potential
Enter your Vancouver address to see your lot's R1-1 development potential, including unit count, estimated ROE, construction costs, and whether your property is in the profitable 2%.
Frequently Asked Questions About R1-1 Zoning
What is R1-1 zoning in Vancouver?
R1-1 is Vancouver's residential zoning district that replaced the former RS-1 zone in 2023. It allows multiplex development with up to 6 market units (or 8 secured rental units) on standard lots, with a base FSR of 1.0 and up to 1.25 FSR with Net-Zero construction.
How many units can I build on my R1-1 lot?
Unit counts depend on frontage: 33 ft lots allow up to 4 units, 44 ft (13.4m) allows 5 units, and 50 ft (15.24m) allows 6 market units or 8 secured rental units. The 5-unit threshold is where profitability typically starts.
What is the FSR for R1-1 zoning?
R1-1 has a base FSR of 1.0 (0.70 base + 0.30 density bonus with contribution). Projects meeting Net-Zero or Passive House standards can achieve 1.25 FSR with the additional 0.25 bonus exempt from fees.
How much does it cost to develop an R1-1 multiplex?
Construction costs typically range from $275-350/sqft, with total project costs (including soft costs and fees) of $1.85M-$3.05M depending on unit count. City fees alone can total $400K-$600K+.
Do all R1-1 lots work for multiplex development?
No. Our analysis of 56,000+ R1-1 lots shows only 2% achieve 100%+ ROE. Key success factors include 44+ ft frontage, strong local comps, and 4X value creation potential ($2.5M land to $10M finished).
When did Vancouver implement R1-1 zoning?
Vancouver implemented R1-1 zoning in September 2023 as part of BC's Bill 44 (Small-Scale Multi-Unit Housing) legislation, replacing the former RS single-family zones across most residential neighborhoods.
Related R1-1 Zoning Resources
56,000+ R1-1 Lots Analyzed
Deep-dive data analysis of every Vancouver R1-1 lot with ROE calculations and feasibility breakdown.
Vancouver Multiplex Guide
Complete guide to Vancouver multiplex development including permitting, costs, and timelines.
Vancouver R1-1 Zoning Map
Interactive map showing all R1-1 zoning districts across Vancouver.