By Christopher Chiu PREC* and Anky Kan PREC*, LiveLowerMainland, Oakwyn Realty Ltd.
Vancouver’s low-density neighbourhoods are changing. Where a single house once stood, you now see duplexes and, more and more, multiplexes with three to six homes on one lot. Both can be a way into a ground-oriented home on the West Side or East Side for less than a detached house. They are not the same thing, though, and the differences matter when you buy.
What is a duplex?
A duplex is one building with two homes in it, either side by side or one above the other. In Vancouver, each half is usually strata-titled, so you own your half outright and share the building and the lot with one other owner.
- Feels like a house. Most duplex halves have their own front door, yard space and often a garage or parking pad off the lane.
- Room for a suite. Many newer duplexes include a secondary suite in each half, which can help with the mortgage or house family members.
- Two owners, one building. Decisions about the roof, exterior and insurance are made with your neighbour. It is a two-lot strata, so getting along and keeping good records matters.
What is a multiplex?
Since October 2023, Vancouver’s R1-1 zoning has allowed multiplexes: new buildings with three to six strata homes on a single lot, or up to eight if every unit is secured as rental. How many units a lot can hold depends on its size. Under the City’s guidelines, a lot needs at least 10 metres of frontage for three or four units and 15.1 metres for six. Multiplexes are new construction only, so every one you see is a newer building.
- A lower entry price. With more homes sharing the land, each unit is usually more affordable than a duplex half in the same neighbourhood.
- Townhouse-style living. Units are typically ground-oriented, with private entries, and the larger ones have three bedrooms suited to families.
- A small strata. With three to six owners, you share the building’s costs and decisions, so look closely at the strata budget, insurance and contingency reserve fund.
- New-home warranty. As new construction, a multiplex should come with BC’s new home warranty coverage. Confirm the warranty provider and what is covered before you buy.
Duplex or multiplex: how they compare
- Number of homes: a duplex has two. A multiplex has three to six strata homes, or up to eight rental units.
- Price: duplex halves usually cost more. Multiplex units are usually the lower-priced way into the same street.
- Space: duplex halves are often larger, with more yard. Multiplex units tend to be more compact.
- Shared decisions: a duplex means one neighbour. A multiplex means a small strata council.
- Age: duplexes range from older conversions to brand-new builds. Multiplexes in Vancouver are all recent.
Questions to ask before you buy either one
- Is the property strata-titled, and what do the strata plan and bylaws say about shared costs, parking and yard space?
- Is there a strata budget and contingency reserve fund, even a small one?
- Who is the warranty provider, and how much coverage is left?
- Is there a legal secondary suite, and is it permitted and inspected?
- How is building insurance arranged, and what is the deductible?
Not sure which one fits you? Ask us.
We help buyers compare duplexes and multiplexes on the West Side and East Side every week, and Anky has years of experience reviewing new-construction contracts. If any of these questions sound like yours, reach out:
- Is a duplex or a multiplex the better fit for my budget and my family?
- What would a unit like this actually cost me each month, with strata costs included?
- Which neighbourhoods have new multiplexes coming up, and when could I move in?
Contact Christopher Chiu PREC* at 778-889-7355 or chris@livelowermainland.ca, or Anky Kan PREC* at anky@livelowermainland.ca. You can also send us a message through our Connect page. LiveLowerMainland, Oakwyn Realty Ltd.
Zoning details are from the City of Vancouver and can change. Always confirm a specific property’s zoning and permits before you buy.