New zoning is reshaping single-family blocks. A field guide to the multiplexes going up across the East Side.
June 5, 2026 · Inside YVR · AI-assisted draft, pending editorial review
Drive down almost any East Side street and you will see it: the classic single house coming down, and three, four, or more ground-oriented homes going up in its place. This is the missing middle finally arriving in Vancouver, and it is changing what a normal block looks like.
Under the city's R1-1 zoning, a single former single-family lot can now hold up to six strata homes, or as many as eight secured rental units. These multiplexes sit between a detached house and a condo tower: small-scale, ground-oriented homes with their own front doors, often with a yard or patio, at a price point more attainable than a full detached house.
For buyers, the appeal is obvious: you get a brand-new, ground-level home in an established neighbourhood without paying for a whole lot. The considerations are different from a detached purchase though. Many of these are strata-titled, so understand the strata structure, the warranty, and most importantly the builder's track record before you write.
If you have been priced out of a house but do not want a high-rise, the multiplex wave is the most interesting thing happening in the market right now. It is worth knowing which builders are doing it well, because quality varies a lot block to block.
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Inside YVR's real estate coverage is reported with the team at Kyle Mark Real Estate Group. If you want to talk through what this means for your own buy or sell, they work this market every day.
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