Develop, multiplex & missing-middle
Turn one lot into several homes.
Venture Pacific partners with Metro Vancouver and the Fraser Valley homeowners and investors to develop multiplex and missing-middle housing under BC's SSMUH rules. You contribute the land; Venture Pacific brings capital, design, permits, and construction, and carries the construction risk. You keep ownership and share the proceeds at completion.
Metro Vancouver and the Fraser Valley multiplex construction typically runs $350 to $550 per square foot. A free feasibility review gives you numbers specific to your lot.
For homeowners
Develop your lot without selling it.
Contribute your land as equity and share in the finished project, no forced sale, no construction risk.
For homeownersFor investors
Invest in Metro Vancouver and the Fraser Valley multiplex builds.
Partner with us on missing-middle projects with a clear structure, transparent terms, and managed risk.
For investorsHow we develop
From feasibility to keys.
01
Feasibility & equity review
A clear, no-obligation read on your property's multiplex potential and what it would take to build.
Learn more02
Development strategy & permitting
Multiplex design and the municipal approval path, rezoning, permits, and consultant coordination.
Learn more03
Construction & quality control
High-standard construction and full site logistics, with the construction risk carried by us.
Learn more04
Project management
End-to-end management of the project lifecycle, clear communication from concept to occupancy.
Learn moreDevelopment projects
Manchester Living
Victoria, BC
Two single-family lots on Manchester Road, Victoria, rezoned into eleven new townhomes across two buildings, approved December 2023, completing August 2026.
Richmond 4-Townhomes
Calgary, BC
Redevelopment of a single-family lot into four three-bedroom townhomes. Completed fall 2018.
Selica Road
Langford, BC
Four new residential units constructed on two duplex lots. Completed fall 2017.
Why it works
What a GP/LP partnership actually means for you.
Most homeowners exploring development assume they need to either sell the land outright or finance the build themselves. A GP/LP partnership is a different structure, one built for people who have valuable land but do not want to take on the full risk and complexity of a construction project alone.
In the partnership, you contribute your land as equity and become the Limited Partner. Venture Pacific acts as the General Partner, providing the capital, design, permitting, and construction management. The construction risk, the possibility that the project costs more or takes longer than planned, sits with us, not with you. That is one of the core terms, set out in writing before anything starts.
At completion, the proceeds are shared according to the agreed terms. The exit might be a strata sale of the finished homes, or a refinance and hold as secured rental. We model both outcomes during the feasibility review so you understand the numbers before you decide to proceed.
If a project doesn't make financial sense for your lot, because of servicing constraints, an unusable footprint, or a market condition that makes the numbers tight, we tell you that plainly. A project that doesn't pencil is not one we pursue.
We develop multiplexes across Metro Vancouver and the Fraser Valley, including Vancouver, Burnaby, Richmond, Surrey, North Vancouver, Coquitlam, New Westminster, and Langley. Each city has its own zoning framework under BC's SSMUH rules, the number of homes your lot supports and the permit path depend on where it sits. See city-by-city rules
Before you commit
What if my lot doesn't qualify?
Not every Metro Vancouver and the Fraser Valley lot supports a viable multiplex. A lot might be too narrow for a building that meets setbacks and parking requirements. The servicing infrastructure, water, sewer, electrical, might need an expensive upgrade to carry multiple homes. The financial model might simply not produce a return that justifies the effort.
Our feasibility review is designed to surface those limits early, before you invest in architects, lawyers, or engineering reports. We confirm what the zoning allows, what the site can physically hold, and whether the numbers support going forward. If they don't, we explain why.
The initial conversation is free and carries no obligation. From that conversation we can usually tell you whether the lot is worth a more detailed review, and a detailed review is part of how we assess partnership projects where the early read is positive. You do not pay for that assessment separately.
What is missing middle housing?
Missing middle housing is a range of multi-unit home types, triplexes, fourplexes, sixplexes, and townhomes, that sit between a single detached house and a large apartment building. In Metro Vancouver and the Fraser Valley, BC's Bill 44 / SSMUH legislation now allows these forms on most residential lots that previously permitted only one home.
What does SSMUH mean?
SSMUH stands for Small-Scale Multi-Unit Housing, BC's provincial framework introduced under Bill 44 that requires all municipalities to allow 3 to 4 homes on most residential lots, and up to 6 near frequent transit, without a rezoning application. Most cities in Metro Vancouver and the Fraser Valley adopted compliant bylaws by January 2024.
Do I need a rezoning to build a multiplex in Vancouver?
No, for most standard lots in Vancouver's R1-1 zone, you do not need a rezoning. Three to four strata homes are permitted outright on most standard lots. Six units are allowed on larger lots or those within a block of frequent transit, as secured rental only. You go directly to a building permit, which saves 12 to 18 months compared to a rezoning process.
How much does it cost to build a multiplex in Metro Vancouver and the Fraser Valley?
Multiplex construction in Metro Vancouver and the Fraser Valley typically runs $350 to $550 per square foot, depending on the municipality, finish level, and site conditions such as slope, soil, and existing servicing. That figure covers hard construction costs only. Soft costs, design, permits, and financing, add to the total project budget. A free feasibility review gives you a number specific to your lot rather than a regional average.
How many homes can I build on my lot under BC's missing-middle rules?
Under BC's Bill 44 / SSMUH legislation, most standard residential lots in Metro Vancouver and the Fraser Valley now qualify for three to four homes by right. Lots within about 400 metres of a frequent transit stop can qualify for up to six units. The exact number depends on your lot's size, your municipality's specific zoning bylaw, and site conditions like servicing capacity, so we confirm the real number during the feasibility review rather than assuming the maximum applies.
What is a feasibility review and how long does it take?
A feasibility review is Venture Pacific's assessment of whether your lot can support a viable multiplex: zoning eligibility, unit count, servicing capacity, and a preliminary financial outline comparing project cost to expected value. An initial read based on public records and a site visit usually takes one to two weeks. If that read is positive, a detailed feasibility review with a pro forma follows, and it's free with no obligation to proceed.
Can I stay in my house while my lot is being developed?
No, not once construction starts. Multiplex development on an occupied single-family lot requires demolishing the existing house before the new building goes up, so you need alternate housing for the construction period, typically 10 to 16 months for a fourplex to sixplex. We cover relocation timing during the feasibility conversation, well before any agreement is signed.
What happens if my lot doesn't qualify for a multiplex?
We tell you plainly and explain why, whether it's a servicing constraint, an unbuildable footprint after setbacks, or a financial model that doesn't pencil out. Not every lot supports a profitable multiplex, and pursuing one that doesn't work helps nobody. In that case we can point you toward Venture Pacific's Build side for a renovation or single custom home instead, or simply confirm that holding the property as-is is the right call for now.
Where we develop
City-by-city multiplex rules
Each Metro Vancouver and the Fraser Valley city has its own zoning framework under BC's SSMUH rules. The number of homes your lot can support, and the permit path, depends on where it sits.
Vancouver
R1-1 zone, 3 to 6 strata homes or up to 8 secured rental
See VancouverBurnaby
R1 SSMUH district, 3 to 4 units, up to 6 near frequent transit
See BurnabyRichmond
RSM zones, 3 to 6 homes depending on lot size and transit
See RichmondSurrey
9 SSMUH zones, 3 to 6 homes, no rezoning required
See SurreyBefore you commit
What a multiplex actually costs to build.
A Metro Vancouver fourplex typically runs $2.8 million to $4.2 million before land. Our guide breaks that into the six layers it comes from: construction, consultants, city fees, financing, contingency, and the land itself.
Prefer to build or renovate one home?
We also build and renovate custom homes.
Our award-winning Build side handles new custom homes, major renovations, heritage restorations, and high-performance builds.
Explore BuildReady when you are
Find out what your land could become.
A free, no-obligation feasibility conversation about the multiplex potential of your property.