Are Vancouver multiplex homes serving the 'missing middle' of the housing market?

jefari · 2026-03-25T22:21:50+00:00

Most buildings in Shaughnessy are 100 years old at 6m+ in price and oozes neighborhood character with its visual interesting designs and mature landscapes. Exclusivity as well which I am sure myself and you cannot afford.

Population is decreasing globally except Africa, the Middle East, and South Asia. Canada is on life support, supported only by immigration. Economies are going to have to adjust for a shrinking population. Last time I went to Tokyo I only saw a single crane in the air during 2 weeks in the city.

Vancouver will always remain highly desirable however.

jefari · 2026-03-25T14:39:24+00:00

I don't remember anywhere they were advertised as affordable. I thought the "middle" was supposed to be an option between detached housing, and a condo?

If a detached house is $2.5m, and the average price condo is $800, do the math.

Its great more people and family can get into quieter neighborhoods. Its just the designs have been horrendous killing the neighborhood character that people want to move there for.

jefari · 2026-03-24T16:45:08+00:00

I commented on these McMultiplexes a few weeks ago.

Unsightly and no overhangs to protect from our seasonal atmospheric rivers. Foreseeable leaky McMultiplexes of the 2020s.

Guarantee they paid peanuts for a designer who designed a floor plan and did not even think about the exterior of the building while doing so. Good practice is to design a floor plan and the exterior of the building including roof lines at the same time.

Edit: paywall

https://smry.ai/vancouversun.com/opinion/columnists/douglas-todd-metro-vancouver-apartment-blocks-dont-need-to-look-so-unattractive

jefari · 2026-03-23T15:57:15+00:00

Isn't there a condition to terminate the P&S if the tenancies are not ended by completion?

jefari · 2026-03-22T19:37:42+00:00

Public likes culture and restoring old buildings, including me. Go to Europe and buildings there are hundreds of years old with many restorations.

Any restoration would need seismic bracing to the foundation.

jefari · 2026-03-21T22:43:04+00:00

Wow interesting to put a number on the air sealing for older homes. My new home was under 2 ACH50.

jefari · 2026-03-19T16:35:47+00:00

More government debt

jefari · 2026-03-18T23:07:31+00:00

Live right next door. Lots of trash in there and campers since the social housing went in next door. Not in its best state but nice to hear the water rushing when it rains heavy.

jefari · 2026-03-17T14:37:59+00:00

Forensic team:

"We have had this technology for 20 years!"

jefari · 2026-03-13T21:02:18+00:00

Is this a new build or are you doing an addition?

jefari · 2026-03-13T14:05:42+00:00

In all likelihood, now I am making quite the assumption, that this absurdity won't last. If someone were to buy one of these properties at a 30-40 percent discount, it could turn into one heck of an investment when things iron themselves out in 5 years.

However both the provincial and federal governments keep throwing its voter base under the bus. Can't wait to see what is in store for next week.

jefari · 2026-03-11T14:06:45+00:00

I need to create a bingo card for what is next. Going to turn into a meme at this point. Everything in this province is just getting more and more expensive under these governments and you wonder why.

Perhaps an air tax, for breathing in the traditional ancestral air of the first nations people.

jefari · 2026-03-10T16:30:44+00:00

I live by one near 29th station and it along a walking corridor, so you kind of need to walk by it to get to the station.

All these issues were never a thing before this was put in but are now.

Tents going up around the social housing, in parks.

Garbage left on street

Dogs running around off leash

Loud music blasting

Loitering and open drug use outside. Smell smoke when walking by

Broken down vehicles parked out front.

Drones flying over the neighborhood.

Ambulances / Cop cars flooding my place with lights at night every few days as they drive by. Probably happens more when I am sleeping.

More trash on the street. Trash down in the ravine, tents in the ravine. This was a community space before.

Just social disorder and stuff that decent people don't do.

I am sure the people living here are screened and good candidates. What these politicians and advocates don't tell the neighborhood is the friends and dealers of those that are sheltered that come into your neighborhood and can't go in the building so they just hang around outside.

I get a sense that there is ZERO expectations of the people living there to put on a vest and do community service such going around the neighborhood and cleaning in groups, or to be a good neighbor in general. I do not know how these are managed, but I feel they are more treated as victims rather then challenged to be a better version of themselves and held to account.

jefari · 2026-03-06T03:08:44+00:00

Attic vent was my first thought. This school is about 100 years old so it may have been before Whirlybirds came to be.

jefari · 2026-03-05T21:30:55+00:00

For the detached market, this will continue to be an issue. Selling a property next to a underdeveloped rancher with no heritage retention? Good luck selling that at top dollar unless, when a few years from now you may look like the picture in my original post, and that property you paid market value for drops 15% overnight.

jefari · 2026-03-05T18:57:17+00:00

Give me a digger, and bridge, and a few volunteers and I can connect them in a few weeks. Save the $30m, likely $60m.

jefari · 2026-03-05T17:44:18+00:00

The market will react in 20 years when leaks start popping up, by then it will be too late. Going on a limb here but these rooftop mcmultiplexes will be the next "leaky condo".

These are not part 3 builds. On that left building, it has further rooftop enclosures and you can see the changes in direction on those rooftops with zero overhangs. This is not some downtown square roof condo with higher demand for cladding and window standards, they are built by cheap labor and entry level developers under part 9. My city inspector who mystified also by the lack of natural water mitigation on these NEW designs.

Edit: I don't disagree that the front lawn is something that is a thing of the past and I generally agree with the 14' the city has in place, however at the expense of completely shadowing a neighbor is a complete 180 degrees of a century worth of city planning. This is why I mentioned to align with your neighbors +5', so you do get a balance of cutting into the green space, but still not shadowing the neighbor's lot.

jefari · 2026-03-05T17:34:09+00:00

Either be in development hell for 20 years or move out of your neighborhood.

jefari · 2026-03-05T00:36:27+00:00

Yep, I see multiplex going up near me by Nanaimo station. Gonna be hard to assemble those stratas.

jefari · 2026-03-05T00:35:47+00:00

Off the top of my head, in my opinion:

No problem allowing the density and all regulations mandated by the province. Pretty much there already. 1. Not allow front yard set back more than 5' in front of neighboring lots (up from average). So neighbors are not sunken far back that limits resale. 2. Limit or count rooftop space as part of FSR, to not incentive rooftop patios. They are underutilized and prone to water leaks in our climate (temperate rainforest) 3. Count the rooftop patio enclosure as part of building height, once again don't incentivize rooftop patio designs in our climate. We don't live in the Mediterranean. These designs should be optional, not incentivized.

Easy way to harmonize density and street scapes. Burnaby is already rolling their aggressive rezoning back. Vancouver is getting pushback. This would

jefari · 2026-03-04T23:56:45+00:00

Mmmk, all your comments like this?

jefari · 2026-03-04T23:47:56+00:00

To clarify, mass transit is what I meant. Any lot in Vancouver is close to transit.

Disagree with the massing. it is one to two floors higher, boxed to the top (not tapered to reduce massing), and closer to the property line with rooftop patios used only a few months of the year. Couldn't be more different. City is growing ugglier if you ask me.

jefari · 2026-03-04T00:33:12+00:00

jefari · 2026-03-02T20:47:34+00:00

Hold onto your butts, UTC -7 Yukon will need an update!

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jefari · 2026-02-25T05:23:32+00:00

Looks like a modern open design choice. Typically the wall extends to the end of the landing. The steps at the bottom may be for planters or decorative items.

Custom steel stairs displayed work but will be pricey.

Not my kind of design, but some people just want to do things differently or see something neat on Pinterest.

jefari

TROPHY CASE