Custom Home Builder — Burnaby, BC
Custom Home Builder in Burnaby
CoreVal Homes builds custom homes and multiplexes across Burnaby's residential neighbourhoods. We handle Burnaby's permit process — one of Metro Vancouver's most thorough — from first submission to occupancy.
Local Expertise
Why Are So Many Burnaby Homeowners Rebuilding Right Now?
Burnaby is in the middle of a quiet building boom — and it has nothing to do with condos. In April 2024, the city consolidated 12 residential districts into one R1 SSMUH District, and by June 2025 the changes were formally adopted. That single move opened the door for duplexes, multiplexes, and laneway homes on tens of thousands of lots that were previously locked into single-family zoning.
What makes Burnaby unusual is how permissive its new framework actually is. Unlike Vancouver, Burnaby's R1 zone has no floor area ratio (FAR) restrictions — massing is controlled through height, setbacks, and lot coverage instead. For custom home builders and investors, that translates to more design flexibility on a standard 33-by-122-foot lot than you will find almost anywhere else in Metro Vancouver.
The city also sits at the intersection of the Expo and Millennium SkyTrain lines, putting most Burnaby neighbourhoods within a 20- to 30-minute commute of downtown Vancouver. That transit access, combined with lower land costs than Vancouver proper and proximity to both SFU and BCIT, is exactly why families and professionals keep choosing Burnaby — and why the population has grown past 310,000.
Burnaby at a Glance
310,000+
Population
$1.06M
Avg. Home Price
8–16 weeks
Permit Timeline
Up to 6 (near transit)
Max Units per Lot
Zoning & Bylaws
What Can You Actually Build on a Burnaby Lot in 2026?
Burnaby's R1 SSMUH District — adopted June 2025 — replaced 12 legacy residential zones with a single, density-friendly framework. The city is targeting a full Zoning Bylaw repeal and replace in early 2026 to finish the transition. For homeowners and builders, the practical takeaway is straightforward: most residential lots in Burnaby now support multiple units, and the rules around laneway homes are some of the most flexible in the region.
3 units on lots up to 280 sq m
Lots under 3,014 sq ft can accommodate up to three dwelling units — a main house, a secondary suite, and a laneway home, for example.
4 units on lots over 280 sq m
Standard-sized residential lots (above 3,014 sq ft) qualify for four units, including combinations of duplexes, suites, and laneway homes.
6 units within 400 m of a frequent bus stop
Lots of at least 281 sq m near frequent transit qualify for up to six units — a significant density allowance that makes transit-adjacent properties especially valuable.
No FAR restrictions
Burnaby is unique in Metro Vancouver: the R1 zone does not impose a floor area ratio. Instead, building massing is regulated by height limits, setback requirements, and lot coverage — giving designers more room to work with.
Laneway homes on lots without lanes
Unlike some municipalities, Burnaby permits laneway homes even where no rear lane exists. Max floor area is generally 20% of lot area, capped at 1,507 sq ft. On a standard 33' x 122' lot, that works out to roughly 805 sq ft.
Typical Permit Timeline
8–16 weeks
Neighbourhoods
Which Burnaby Neighbourhoods Are Best for a Custom Build?
Burnaby covers a surprising amount of ground — from lakefront parks to dense urban centres — and the right neighbourhood depends on whether you are building a family home, an investment multiplex, or a laneway rental. Here are the areas where we see the most custom home activity.
Deer Lake
A calm, spacious neighbourhood wrapped around Deer Lake Park. Popular with families who prioritize green space and strong schools. Lots tend to be generous, and the park creates a natural buffer from the busier parts of the city.
Burnaby Heights
Walkable streets, a genuine neighbourhood feel, and a mix of character homes alongside new builds. Burnaby Heights has regular community events and quieter side streets — a rare combination this close to downtown Vancouver.
South Slope
Tree-lined streets and spacious lots define South Slope. Burnaby South Secondary is one of the city's highest-rated schools, and the neighbourhood attracts families who want a suburban feel without giving up quick transit access.
Capitol Hill
Elevated lots with city and mountain views make Capitol Hill a draw for custom builds where the architecture can take advantage of the grade. A mix of older bungalows and newer homes means lot availability comes up regularly.
Metrotown / Brentwood Corridor
Burnaby's urban centre. Central Park provides green space, and SkyTrain access is immediate. Increasing density means multiplex and infill projects pencil out well here, especially on lots within 400 m of a transit stop.
Market Data
What Does the Burnaby Housing Market Look Like in 2026?
Burnaby is BC's third-largest city, occupying about 3% of Metro Vancouver's land area but accounting for roughly 10% of its population. The housing market has softened slightly in line with broader regional trends, but detached home values remain well above the provincial average — and strong rental demand near SkyTrain stations continues to make multiplex and laneway builds financially attractive.
$1,058,231
Average Sale Price
Sep–Oct 2025
310,666
Estimated Population
2025 estimate
$73,500
Median After-Tax Household Income
2021 Census
$2,125–$2,500
Monthly Laneway Rent
Builder community data
314,000
Projected Population (2031)
1.6% annual growth
70.5%
Post-Secondary Educated Adults
SFU/BCIT corridor
2026 Housing Trends in Burnaby
- No FAR restrictions in the R1 SSMUH District make Burnaby uniquely attractive for multiplex development — builders have more design flexibility than in Vancouver.
- Town centres at Metrotown, Brentwood, and Lougheed are driving high-density mixed-use development, pushing surrounding residential lots into higher and better use.
- October 2025 massing reductions reflect an ongoing tension between provincial density mandates and community character — projects in the approval pipeline should confirm they meet the updated rules.
- Updated permit fee structure took effect January 1, 2026, with increases tied to inflation recovery, staffing costs, and inspection backlogs. Budget $15,000+ for a mid-sized custom home before breaking ground.
Building Guide
What Should You Know Before Building a Custom Home in Burnaby?
Burnaby rewards builders who understand the regulatory landscape. The absence of FAR restrictions creates genuine design freedom, but the city's permit fees are among the highest in Metro Vancouver, and the Zoning Bylaw is in active transition. Here is what to plan for.
No FAR — but height and setback limits still apply
The R1 SSMUH zone gives you more buildable area than most Metro Vancouver municipalities, but massing is still governed by height caps, side setbacks of 1.2 m (4 ft), and lot coverage limits. A good designer will maximize these envelopes.
Permit fees start at $15,000+
Burnaby's updated fee schedule (effective January 1, 2026) means a mid-sized custom home will cost at least $15,000 in city fees before construction begins. Budget an additional 15–25% on top of construction costs for permits, utilities, and site prep.
Zoning Bylaw rewrite in progress
Burnaby is targeting a full repeal and replacement of its Zoning Bylaw in early 2026. If you are in the design phase now, confirm your project aligns with the latest adopted rules — not the ones that were in place when you started.
October 2025 massing reductions
The city reduced maximum allowable sizes for houses, duplexes, and multiplexes in the R1 zone in response to community feedback. Lots with 1–3 units must include at least one 3-bedroom unit; lots with 4–6 units need at least two.
Laneway homes are now "principal buildings"
Under the R1 SSMUH framework, laneway homes are no longer a separate building category. They are regulated the same as principal buildings, which affects how suites and unit counts are calculated on your lot.
Design-build recommended for Burnaby projects
The evolving regulatory landscape makes a design-build approach especially valuable. Hidden costs — including design and engineering ($15,000–$25,000), permitting (8–16 weeks), and utility tie-ins — are easier to manage when a single team handles the full process.
Typical Cost Range
$400–$700/sqft
per square foot
Build Timeline
10–16 months
permit to completion
Common Questions
Frequently Asked Questions About Building in Burnaby
How many units can I build on my Burnaby lot?
Under the R1 SSMUH District adopted in June 2025, you can build up to 3 units on lots under 280 sq m, 4 units on lots over 280 sq m, and up to 6 units on lots of at least 281 sq m within 400 metres of a frequent bus stop. Secondary suites count toward these totals.
What does "no FAR restrictions" actually mean for my build?
Unlike Vancouver and most other BC municipalities, Burnaby's R1 zone does not cap your floor area ratio. Instead, building size is controlled by height limits, setbacks, and lot coverage. In practice, this gives designers significantly more flexibility to maximize livable space on a standard lot.
How much does it cost to build a laneway home in Burnaby?
All-in costs for a Burnaby laneway home typically range from $450,000 to $800,000, including design, permits, utility connections, and landscaping. On a standard 33' x 122' lot, the maximum laneway home size is approximately 805 sq ft. Monthly rental income for laneway homes in Burnaby runs $2,125 to $2,500.
How long does the Burnaby permit process take?
Expect 8 to 16 weeks depending on project complexity. Burnaby updated its fee structure effective January 1, 2026, so new applications will follow the revised schedule. All projects must comply with the BC Building Code 2024.
Can I build a laneway home if my lot does not have a rear lane?
Yes. Burnaby permits laneway homes on lots without lanes — a distinction from some other Metro Vancouver municipalities. The maximum floor area is generally 20% of the total lot area, up to a hard cap of 1,507 sq ft, and side setbacks of 1.2 m (4 ft) apply.
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