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.

If you have been searching listings lately, you have probably noticed more homes marked “court-ordered sale.” That isn’t your imagination. Here is what is driving the increase, the different kinds of court-ordered sales in BC, and how the process works for the lender on one side and the buyer on the other.

Why there are more court-ordered sales

CBC News reported 946 court-ordered property listings across Greater Vancouver and the Fraser Valley from January to September 2026, more than the full-year total for any of the previous ten years. BC’s Ministry of Attorney General has confirmed that foreclosures province-wide reached a 10-year high in the latest fiscal year, and the Vancouver Sun has reported foreclosure sessions in BC Supreme Court with more than 60 matters before a single judge.

The main pressure is mortgage renewals. Many owners who bought or refinanced when rates were near historic lows are now renewing at much higher payments. Equifax Canada reported that the share of BC mortgage balances 90 or more days past due rose 36% year over year, to 0.25%. That is still a small share of all mortgages, but it is a clear upward trend, and it is reaching every price range, not just entry-level condos.

The different types of court-ordered sales

“Court-ordered” simply means a judge has to approve the sale. Foreclosures are the most common, but they are not the only kind.

1. Foreclosure sales

A lender that is not being paid applies to the BC Supreme Court and is given “conduct of sale,” meaning the lender, not the owner, controls the listing and the sale. This is the type most buyers think of.

2. Partition sales between co-owners

When people who own a property together, such as siblings, business partners or former partners, cannot agree on whether to sell, one of them can apply under BC’s Partition of Property Act for an order that the property be sold.

3. Family law sales

In a separation, a court can order the family home sold under the Family Law Act when the spouses cannot agree on what to do with it.

4. Estate sales

Most estate sales do not need a judge. But when executors or beneficiaries are in a dispute, the court may order the property sold and supervise the sale.

5. Receivership and insolvency sales

When a business or individual is insolvent, the court can appoint a receiver to sell assets, including real estate, for the benefit of creditors. These sales are approved by the court before they close.

6. Strata lien sales

Under the Strata Property Act, a strata corporation that has registered a lien for unpaid strata fees can apply to the court for an order for the sale of the owner’s unit.

The process from the lender’s side

1. Default and demand. After missed payments, the lender sends a demand letter setting out what is owed.
2. Petition. The lender files a petition in BC Supreme Court. The owner has 21 days to file a response.
3. Order nisi. At the first hearing, the court confirms the amount owing and sets a redemption period, usually six months for a home. A judge can shorten it, for example when there is little equity left or the property has been abandoned.
4. Redemption period. The owner can still pay off the mortgage or sell the property themselves during this time.
5. Conduct of sale. If the debt is not paid, the court gives the lender conduct of sale. From then on, the owner can no longer sell the property themselves.
6. Listing and accepting an offer. The lender lists the property with a REALTOR® and accepts an offer subject to court approval.
7. Court approval. The lender’s lawyer applies to the court to approve the sale. The judge has to be satisfied that the price reasonably reflects market value.
8. Completion and payout. Once the sale is approved, it completes on the date set in the order. Proceeds pay property taxes, the mortgage, other registered charges and costs. Any surplus is paid into court, and the lender can pursue the borrower for any shortfall.

The process from the buyer’s side

1. Expect an “as is, where is” sale. The lender has usually never lived in the home, so you typically won’t get a Property Disclosure Statement, and the contract includes a schedule saying the property is sold without warranties about its condition.
2. Do your homework before you write. Arrange your inspection, financing and, for a condo or townhouse, a strata document review before you make your offer or remove subjects. You will not be able to negotiate repairs later.
3. Make your offer. If the lender accepts it, the acceptance is still subject to court approval. You can still be outbid at this stage.
4. Be ready for the court hearing. The lender’s lawyer sets a hearing date, often a few weeks out. Other buyers can bring higher offers to that hearing, and the judge will generally approve the best one. Your agent and lawyer should attend, and you should be prepared to raise your offer with your deposit and financing in place.
5. Close quickly. If the court approves your offer, the sale completes on the timeline in the court order, which is often short. If you are outbid, your deposit is returned.
6. No three-day cooling-off period. BC’s Home Buyer Rescission Period does not apply to properties sold under a court order, so be sure before you commit.

Is a court-ordered sale a good deal?

Sometimes. These homes are priced to sell, but the court protects the owner too, so the final price has to be close to market value, and competition at the hearing can push it higher. The real opportunity is for prepared buyers who understand the process, have their financing ready and know the true value of the property.

How we can help

Whether you are a buyer looking at a court-ordered listing or a homeowner feeling the pressure of a mortgage renewal, we can walk you through your options. Homeowners who act early, before conduct of sale, usually keep far more control over their sale and their equity. Contact Christopher Chiu PREC* or Anky Kan PREC* at LiveLowerMainland, Oakwyn Realty Ltd., for a confidential conversation.

This article is general information, not legal advice. If you are facing foreclosure or buying through the court, speak with a lawyer.

Moving from a house to a condo is one of the bigger changes many of our clients make. It is a financial decision, but it is mostly a lifestyle one. After more than 40 years in Vancouver real estate between the two of us, and many downsizing moves alongside our clients, this is what we tell people to expect, and what they usually end up enjoying most.

What changes day to day

Less space, and fewer things

The biggest adjustment is the space. Most people moving from a detached home will give up rooms they rarely used, but also some they did: the workshop, the second living area, the garden shed. Plan the furniture for the new floor plan before you move, not after. Measure the rooms you are considering, decide which pieces come with you, and start sorting early. Clients who give themselves a few months to go through the basement and the garage are far less stressed on moving day.

Shared walls and shared decisions

In a strata, you share walls, hallways, elevators and amenities, and you share decisions. Bylaws cover things like pets, noise, renovations, moving times and how many people can use the amenity room. Exterior work, the roof and the building systems are decided by the strata council and paid for from strata fees and the contingency reserve fund, sometimes with a special levy. Some people find this freeing. Others miss being able to just call a contractor. It helps to know which camp you are in before you buy.

A monthly strata fee

Strata fees replace many of the costs you paid yourself in a house, such as building insurance, exterior maintenance, landscaping and often hot water or gas. Compare them honestly against what the house cost you to run each year. A higher fee in a well-maintained building with a healthy reserve fund can be better value than a low fee in a building that is putting off repairs.

Parking, storage and the dog

Check the practical details before you write an offer. How many parking stalls come with the unit, and are they assigned to it? Is there a storage locker, and how big is it? Are pets allowed, and are there size or number limits? Is there room for bikes, kayaks or golf clubs? These small things matter more than people expect.

What to look forward to

Lock-and-leave freedom

For many of our clients, this is the best part. No lawn, no gutters, no snow to shovel, no worrying about the house while you are away for a month. You lock the door and go. If you travel, spend winters somewhere warm or simply want your weekends back, a condo gives you that.

Walkability and community

Many condo neighbourhoods put groceries, cafes, transit and parks within a short walk. Chris lives in Olympic Village, and most of his errands happen on foot along the seawall. Buildings also bring neighbours you actually see in the lobby and the elevator, which many people who move from a quiet street find they enjoy.

Amenities you do not have to maintain

Depending on the building, you may gain a gym, a guest suite for visiting family, a rooftop deck, a concierge or a shared workshop. You get the use of them without the upkeep.

Freeing up equity

Selling a house and buying a condo often frees up equity that can go toward retirement, travel or helping family. Speak with your accountant or financial advisor about how the sale fits your plans before you commit to a purchase price.

Our advice before you make the move

• Read the strata documents. Review the minutes, the depreciation report, the bylaws and the Form B. They tell you how the building is run and what repairs are coming.
• Visit at different times. See the building on a weekday evening and a weekend to get a feel for noise, parking and activity.
• Plan the sale and the purchase together. Timing the two well avoids carrying two properties or moving twice. We help clients plan both sides as one move.
• Consider new construction. A new or nearly completed building can mean warranty coverage and modern layouts designed for downsizers. Anky spent years as a sales director for developers and can walk you through what to look for in a new building and its contract.

Thinking about downsizing?

Downsizing is a big decision, and it goes best with a clear plan. We are happy to walk you through what your house could sell for, what kind of condo fits the way you want to live, and how to time both. Contact Christopher Chiu PREC* or Anky Kan PREC* at LiveLowerMainland, Oakwyn Realty Ltd., for a no-pressure conversation.

I spent years on the developer’s side of the sales centre desk as a sales director before representing buyers. A presale can be a smart way to buy a new home in Vancouver, but the contract is written by the developer, and the home does not exist yet. These are the eight things I walk every buyer through before they sign.

1. You have seven days to change your mind

Under BC’s Real Estate Development Marketing Act, the developer must give you a disclosure statement, and you can cancel a presale contract within seven days of signing it, for any reason, and get your deposit back. Use those seven days. Have a lawyer read the contract and disclosure statement, and confirm your financing plan. Note that the three-business-day Home Buyer Rescission Period that applies to resale homes does not apply to these presale purchases.

2. Read the disclosure statement, not just the brochure

The brochure sells the lifestyle. The disclosure statement tells you what you are buying: the strata plan, estimated strata fees, parking and storage allocation, rental and pet bylaws, the estimated completion date and the developer’s rights to make changes. Presale contracts often allow changes to layouts, materials and unit sizes, so know how much room the developer has.

3. Understand the deposit schedule

Deposits are usually paid in stages, and the amounts and timing vary by project. Ask exactly when each instalment is due, and confirm your deposit will be held in trust or protected by deposit insurance. Very small projects can be exempt from these rules, so ask the question directly.

4. The completion date is an estimate

Construction timelines move. Your contract will include an estimated completion date and an outside date. Ask what happens if the building is late, and plan your current lease, sale or mortgage rate hold with a buffer.

5. Budget for closing costs early

New homes carry 5% GST on the purchase price, which resale homes do not. On the other side, BC’s newly built home exemption can eliminate the property transfer tax on a new home with a fair market value up to $1,100,000, with a partial exemption up to $1,150,000. You must be a Canadian citizen or permanent resident, use the home as your principal residence, and move in within 92 days of registration. A federal GST rebate for first-time buyers of new homes became law in March 2026 and applies to purchase agreements signed after May 26, 2025. Confirm what applies to you with your lawyer or accountant before you count on it.

6. Know the rules before you plan to assign

An assignment means selling your contract to another buyer before completion. Most developers require their consent and charge a fee, and some restrict marketing. Since January 1, 2025, the BC home flipping tax also applies: profit from assigning a presale contract within 730 days of entering it is taxed, at 20% in the first 365 days and declining to zero by day 730.

7. Your mortgage is approved at completion, not at signing

A pre-approval today does not guarantee financing two or three years from now. Lenders assess your income, the interest rate and the appraised value when the building completes. Keep your finances steady, and talk to a mortgage broker who works with presales about long rate holds.

8. Inspect before you take possession

Before completion you will walk through the home and record deficiencies for the developer to fix. Take your time, and bring someone who knows construction. New homes in BC are also covered by 2-5-10 home warranty insurance: two years on labour and materials, five years on the building envelope and ten years on structure.

Bring your own representation

The sales team in the presentation centre works for the developer. You are entitled to your own agent, and in most projects it costs you nothing extra. We compare projects, developers, floor plans and contract terms, and we often hear about releases before they are advertised.

Thinking about a presale? Contact Anky Kan PREC* at 604-722-8613 or anky@livelowermainland.ca.

This article is general information, not legal or tax advice. Rules and thresholds change, so confirm the details with your lawyer or accountant.

I live in Olympic Village and sell homes here, so I get asked the same question every week: what is it really like? Here is my answer as a resident, including the things I tell buyers to check before they write an offer.

How the neighbourhood came to be

Olympic Village sits on the southeast shore of False Creek. It was built to house athletes for the 2010 Winter Games and then converted to homes. The original buildings are concrete mid-rises set around courtyards and a central plaza, with newer towers added around the edges since. The result feels more like a small waterfront town than a typical downtown condo district.

What daily life looks like

Most errands happen on foot. The plaza has a grocery store, a pharmacy, cafes and restaurants, and the seawall runs right past the front door for walking, running and cycling. Hinge Park and Habitat Island are at the west end, and Creekside Community Centre sits on the water with a gym and programs for kids and adults.

Getting around is easy without a car. The Canada Line stops at Olympic Village Station, the Expo Line is at Main Street-Science World, and the small False Creek ferries run to Yaletown, Granville Island and beyond. Downtown is a short ride or a pleasant walk over the Cambie Bridge.

A school is on the way

Families have waited a long time for a neighbourhood elementary school. The province has committed to a 630-seat school near Hinge Park, with construction scheduled to start in spring 2027 and opening planned for fall 2029. If a school catchment matters to your decision, check the latest status before you buy.

What to look for when you buy here

• Exposure and view. Two homes with the same floor plan can sit in very different price bands depending on whether they face the water, a courtyard or the street.
• Heating and cooling. The neighbourhood is served by a district energy utility that supplies heat and hot water, and many of the original buildings use radiant systems in the ceilings. Ask how energy charges are billed in the building you are considering.
• Amenities. Access to shared amenities differs from building to building. Confirm exactly what your strata fees include.
• Strata health. Read the depreciation report, two years of minutes and the bylaws on rentals and pets. These buildings are now more than fifteen years old, and how well a strata has planned for maintenance shows in the documents.
• Parking and storage. Allocation varies by home. Confirm stall and locker numbers in writing.

Who it suits

Olympic Village works well for people who want to walk to most things and be near the water: professionals who commute downtown, downsizers leaving a house on the West Side, and families who want parks and a community centre close by. It is a quieter choice than Yaletown, with more green space.

Thinking about buying or selling here?

I know these buildings floor by floor because I live among them. If you want to compare buildings, see what has sold recently or find out what your home is worth, contact Christopher Chiu PREC* at 778-889-7355 or chris@livelowermainland.ca.

Most of what decides your sale price happens before the first buyer walks in. After more than 40 years in Vancouver real estate between the two of us, these are the six things we see move the number.

1. Price for the first two weeks

A new listing gets its most attention in the first two weeks, when every active buyer and agent sees it. A home priced in line with recent sales in the same building or block uses that attention. One that starts too high usually ends up chasing the market down with price reductions, and buyers notice how long a listing has been sitting.

2. Fix what buyers will find anyway

Buyers and their inspectors find the dripping tap, the failed window seal and the tired caulking. Small defects make people wonder what else was neglected, and they discount for it by more than the repair costs. Chris’s background in construction and renovation helps here: we walk the home with you and separate the repairs that pay for themselves from the ones that do not.

3. Have your documents ready on day one

For a condo or townhouse, serious buyers want the strata documents before they write an offer: the Form B, two years of minutes, the depreciation report, bylaws, financial statements and the insurance certificate. Ordering them before you list lets buyers move quickly and lets us address any issue in them up front, before it becomes a reason to renegotiate.

4. Present it properly

Almost every buyer sees your home online first. Decluttering, staging where it helps, professional photography, a measured floor plan and video are the minimum for a home to compete. The goal is simple: get more of the right buyers through the door in the first week.

5. Plan the launch and the offers

When you list, how showings are scheduled and how offers are handled all affect the outcome. The right approach depends on the home and the market that month. A unique property may need time and targeted exposure, while a well-priced condo in a popular building may call for a set offer date.

6. Know the rules that affect your net

Two BC rules are worth understanding before you accept an offer. Buyers of most resale homes have a Home Buyer Rescission Period of three business days after acceptance, during which they can cancel by paying 0.25% of the purchase price. It cannot be waived, so a deal is not final until it has passed. And if you have owned the property for less than two years, ask your accountant whether the BC home flipping tax applies to your sale.

Start with a conversation

Every home is different, and the plan should be too. For a home evaluation and a clear recommendation on what to do before you list, contact Christopher Chiu PREC* at 778-889-7355 or chris@livelowermainland.ca, or Anky Kan PREC* at 604-722-8613 or anky@livelowermainland.ca.

This article is general information, not legal or tax advice.