R5-1 zoning in Vancouver: what can you build?
High-Rise Apartment
On a standard lot with a rear lane, R5-1 allows up to 4 units on a 33 × 122 ft lot (multiple dwelling); about 12 units on a 50 × 122 ft lot (low-rise apartment); about 18 units on a 66 × 122 ft lot (low-rise apartment). These figures come from running BuildHere’s engine on each lot size with the Vancouver rules for this zone.
Most units by lot size
| Lot (with lane) | Most units | Building form | Max floor area |
|---|---|---|---|
| 33 × 122 ft4,026 sq ft | Up to 4 units | Multiple dwelling (multiplex), 3 to 8 units | 4,026 sq ft |
| 50 × 122 ft6,100 sq ft | About 12 units | Low-rise apartment | 9,760 sq ft |
| 66 × 122 ft8,052 sq ft | About 18 units | Low-rise apartment | 14,091 sq ft |
Building options on a 33 × 122 ft lot
| Option | Status | Units | Max floor area |
|---|---|---|---|
| High-rise apartmentSite area 4,026 sq ft is below the 16,490 sq ft minimum for a high-rise apartment. | Not allowed | – | - |
| Low-rise apartmentSite area 4,026 sq ft is below the 4,951 sq ft minimum for a low-rise apartment. | Not allowed | – | - |
| Multiple dwelling (multiplex), 3 to 8 units | Allowed | 4 | 4,026 sq ft |
| Duplex with secondary suites | Allowed | 4 | 2,818 sq ft |
| Duplex | Allowed | 2 | 2,818 sq ft |
| Single detached house with secondary suite | Allowed | 2 | 2,415 sq ft |
| Single detached house | Allowed | 1 | 2,415 sq ft |
| Single detached house with secondary suite and laneway house | Allowed | 3 | 3,422 sq ft |
| Single detached house and laneway house | Allowed | 2 | 3,422 sq ft |
Size limits for multiple dwelling on a 33 × 122 ft lot
| Max floor area (FSR 1.00) | 4,026 sq ft | R1-1 s.3.1.1.2 |
|---|---|---|
| Max height | 37.7 ft, 3 storeys | R1-1 s.3.1.2.5(b) |
| Site coverage | No limit set (form is controlled by setbacks and FSR) | R1-1 s.3.1 |
| Front setback | 16.1 ft | R1-1 s.3.1.2.6 |
| Side setback | 3.9 ft | R1-1 s.3.1.2.7 |
| Rear setback | 35.1 ft | R1-1 s.3.1.2.8(b) |
| Interior exclusions (max) | +403 sq ft under sloping roofs | R1-1 s.4.1.2(i)(ii) |
| Service + outdoor (max) | 862 sq ft service (parking, mechanical, bicycle); 644 sq ft balconies, decks, porches | R1-1 s.4.1.2(b)-(g) |
| Rough building footprint | up to 1,636 sq ft | Estimate, not a design |
| Parking stalls required | None | Parking By-law s.4.1.1, 4.1.3, 4.1.4 |
Your lot will differ.
Frontage, depth, lane access, corner lots and frequent-transit areas all change the answer. Search your address for a report on the real lot in Vancouver.
Common questions
How many units can I build in R5-1 zoning in Vancouver?
With a rear lane and outside a frequent-transit area, R5-1 allows up to 4 units on a 33 × 122 ft lot (multiple dwelling); about 12 units on a 50 × 122 ft lot (low-rise apartment); about 18 units on a 66 × 122 ft lot (low-rise apartment). Your own lot's frontage, depth and location change the result.
What is FSR?
Floor space ratio (FSR) is a building’s total floor area divided by the lot area. An FSR of 1.0 on a 4,026 sq ft lot allows about 4,026 sq ft of floor area across all storeys. Some bylaws, such as Burnaby’s R1, set no FSR at all; there BuildHere shows an effective FSR worked out from the height, setback and lot coverage limits.
Where do these R5-1 rules come from?
From Zoning and Development By-law No. 3575, R5 Districts Schedule, June 2026 consolidation (rules approved 2026-10-13). Preliminary screening only. Verify with the City of Vancouver.
Other Vancouver zones
R1-1RM-2RM-3RM-3ARM-4RM-7RM-7ARM-8RM-8ARM-9ARM-10RM-11RM-12RT-2RT-3RT-5RT-7RT-8RT-10RT-11R3-1R3-2R3-3R5-2R5-3R5-4FM-1FSDRA-1R4-1RM-1RM-5RM-5ARM-5BRM-5CRM-5DRM-6RM-9RM-9BRR-2ARR-2BRR-3ARR-3BRR-3CRT-1RT-4RT-4ART-9