Capital Region | Victoria vs Vancouver

Victoria vs Vancouver

Both cities killed the rezoning and public hearing for small-scale multi-unit housing on low-density lots — the single biggest barrier in each. But they got there differently. Victoria uses defined houseplex and corner-townhouse forms under its Schedule P Missing Middle Regulations; Vancouver permits multiplexes outright on most R1-1 lots. Here is the side-by-side for a small builder weighing the two.

Key Takeaways

✓Both cities allow small-scale multi-unit housing without a public hearing.
✓Victoria: houseplex up to 6, corner townhouse up to 12; Vancouver: multiplex on R1-1.
✓Victoria’s program predates Bill 44 (adopted Jan 2023) and is its own.
✓There is no blanket winner — compare against the actual lot, rents, and exit.

Side by Side

Factor	Victoria	Vancouver
Core form	Houseplex (3–6 units); corner townhouse up to 12	Multiplex on most low-density (R1-1) lots
Public hearing	None for a compliant permitted-form project	None — multiplex is permitted outright in R1-1
Local program name	Missing Middle Housing Initiative	Multiplex / R1-1 zoning
Heritage incentive	Higher 1.1 FSR for heritage-conserving infill	Separate heritage and character retention incentives
Parking	0.77 spaces/unit, reducible toward zero	Reduced multiplex parking requirements
Where rules come from	City bylaw (Schedule P), predating Bill 44	City zoning aligned with provincial SSMUH

Victoria figures from Schedule P. For Vancouver's R1-1 multiplex rules, see the VanPlex Vancouver multiplex guide.

Best For

✓ Builders deciding between a Victoria houseplex and a Vancouver R1-1 multiplex on real lots.
✓ Owners who want to understand each city’s form and FSR before comparing pro formas.
✓ Anyone confirming that neither city requires a public hearing for the permitted form.

Usually Fails When

✕ A Vancouver pro forma is applied to a Victoria lot without re-checking FSR and unit caps.
✕ One city’s rental assumptions are carried to the other.
✕ The comparison is treated as "which city wins" rather than "which lot works".

What To Verify Before Spending Money

→ The exact form, FSR, and unit cap on the specific lot in each city.
→ Each market’s current rent and vacancy data, separately.
→ Parking and heritage rules that differ between the two.

Where to Go Next

Schedule P Rules

Victoria's full houseplex envelope.

Vancouver Multiplex

The Vancouver R1-1 multiplex guide.

Rental Market

Victoria's current CMHC data.

Frequently Asked Questions

Is it easier to build a multiplex in Victoria or Vancouver? +

Both cities removed the rezoning and public hearing for small-scale multi-unit housing on low-density lots, which is the biggest barrier in each. Victoria’s houseplex form allows up to six units (twelve in a corner townhouse), defined in its Schedule P Missing Middle Regulations. Vancouver permits multiplexes outright on most R1-1 lots. The right answer depends on the specific lot, the rents, and your exit — not a blanket winner.

How does Victoria’s houseplex compare to Vancouver’s multiplex? +

Victoria uses a defined houseplex form (3–6 units, FSR 1.0) and a corner townhouse form (up to 12 units, FSR 1.1), both permitted in the R1-B, R1-G, R1-A, and R-2 zones where the lot is designated Traditional Residential. Vancouver permits multiplex units on most low-density R1-1 lots. The unit caps, FSR, and parking differ, so compare against your actual lot.

Did Victoria copy Vancouver’s approach? +

No. Victoria adopted its Missing Middle Housing Initiative in January 2023, ahead of the provincial Bill 44 deadline, with its own houseplex and corner-townhouse forms. Both cities ended up in a similar place — small-scale multi-unit housing without a public hearing — but Victoria’s program is its own, and in many areas it met or exceeded the provincial floor on its own terms.

Which city has the softer rental market right now? +

We do not compare the two markets head to head here. For Victoria, the latest CMHC data shows purpose-built apartment vacancy at its highest since 1999, while rented condos stay near zero. Underwrite each market to its own current data rather than assuming one mirrors the other.