High Density Residential Zones in Vancouver
Compare covered Vancouver zoning districts with a Floor Space Ratio above 1.5.
Why this matters
FSR describes floor area relative to lot area. Height, setbacks, coverage and permitted uses also shape what can be built. A higher FSR alone does not establish permission for a tower.
Category leaders
- Highest FSR: 6.8 (R5-4)
- Most units (capped): 3 units (RM-10)
- Tallest: 84 m (R5-1, R5-3, R5-4)
"Most units" only counts zones with a hard dwelling-unit cap in the bylaw. Zones marked "By FSR" have no unit cap; the floor space ratio and height envelope set how much can be built.
Compare all 25 zones
| Zone | Name | FSR | Unit cap | Height | Site coverage |
|---|---|---|---|---|---|
| R3-1 | Residential Low-Rise Apartment | 1.45–2.7 | By FSR | 23 m | — |
| R3-2 | Residential Low-Rise Apartment (Rental) | 1.45–2.7 | By FSR | 23 m | — |
| R3-3 | Residential Low-Rise Apartment | 1.45–2.7 | By FSR | 23 m | — |
| R4-1 | Residential Mid-Rise Apartment | 1.45–4.3 | By FSR | 47 m | — |
| R5-1 | Residential High-Rise Apartment | 1.45–6.5 | By FSR | 84 m | — |
| R5-2 | Residential High-Rise Apartment (Rental) | 1.45–5.8 | By FSR | 69 m | — |
| R5-3 | Residential High-Rise Apartment | 1.45–6.5 | By FSR | 84 m | — |
| R5-4 | Residential High-Rise Apartment (Rental) | 1.45–6.8 | By FSR | 84 m | — |
| RM-3A | Multiple Dwelling | 1.0–3.0 | By FSR | 10.7 m | — |
| RM-4 | Multiple Dwelling | 1.45–3.0 | By FSR | 10.7 m | — |
| RM-5A | Multiple Dwelling | 1.0–2.2 | By FSR | 18.3 m | 50% |
| RM-5B | 1.0–2.75 | By FSR | 18.3 m | 50% | |
| RM-5C | Multiple Dwelling | 1.0–2.2 | By FSR | 18.3 m | 50% |
| RM-5D | Multiple Dwelling | 1.0–2.2 | By FSR | 18.3 m | 50% |
| RM-6 | Multiple Dwelling | 1.0–2.5 | By FSR | 12.2 m | — |
| RM-9 | Multiple Dwelling | 0.9–2.0 | By FSR | 12.2 m / 4 st | 55% |
| RM-9A | Multiple Dwelling | 0.7–2.0 | By FSR | 13.7 m / 4 st | 55% |
| RM-9B | Multiple Dwelling | 0.9–2.0 | By FSR | 12.2 m / 4 st | 55% |
| RM-10 | Multiple Dwelling | 0.9–2.6 | 3 | 20 m / 4 st | 50% |
| RM-11 | Multiple Dwelling | 0.75–1.7 | By FSR | 13.7 m | 55% |
| RM-12 | Multiple Dwelling | 0.9–1.7 | By FSR | 13.7 m / 4 st | 55% |
| RR-2A | Residential Rental | 1.75–2.0 | By FSR | 13.7 m / 4 st | — |
| RR-2B | Residential Rental | 2.2–2.7 | By FSR | 19.8 m / 6 st | — |
| RR-3A | Residential Rental | 2.4–2.5 | By FSR | 15.3 m / 4 st | — |
| RR-3B | Residential Rental | 3.4–3.5 | By FSR | 23 m / 6 st | — |
Frequently asked questions
How many Vancouver zones are high-density zones?
25 in-force Vancouver zones allow a floor space ratio (FSR) above 1.5: R3-1, R3-2, R3-3, R4-1, R5-1, R5-2, R5-3, R5-4, RM-3A, RM-4, RM-5A, RM-5B, RM-5C, RM-5D, RM-6, RM-9, RM-9A, RM-9B, RM-10, RM-11, RM-12, RR-2A, RR-2B, RR-3A and RR-3B.
Which Vancouver zone allows the highest FSR?
R5-4 allows up to 6.8 FSR, the highest in this group.
What is the tallest building allowed in these Vancouver zones?
R5-1, R5-3 and R5-4 allow up to 84 m, the tallest in this group.
Does the zone alone decide what I can build?
No. Lot size, frontage, servicing, transit access and site-specific conditions can change what a Vancouver lot allows. A ZoneScout report for the address applies them.