If you own a single-family lot in Coquitlam, Port Coquitlam, or Port Moody, you have likely heard that Bill 44 and the new SSMUH (Small-Scale Multi-Unit Housing) rules have changed the potential of your property. Headlines may suggest your property value has gone up significantly because you can now possibly build a multiplex without a rezoning application. But as an experienced multiplex developer who looks at the "Highest and Best Use" of these properties on a day-to-day basis, I am here to give you the straight talk: zoning potential does not always equal a market premium.
In the current 2026 market, buyers and developers are not just looking for a "Bill 44 lot." They are looking for feasibility. Here is what is actually happening on the ground.
1. The 280m² Threshold: Why Size Still Matters
Early stage buyers often ask: Can I build four units on this property? The answer depends on a plenty of variables, one of the more important being specific lot dimensions. Under the latest BC regulations, if your property lot is greater than 280 m², you are generally cleared for building four units. And if it is smaller, you are capped at three units.
From a developer's perspective, if your lot is exactly 280 m², an experienced developer will likely be fairly conservative. Why? Because once you account for setbacks and the FAR (Floor Area Ratio), the units can become too small to be "fit for a typical family" and likely too expensive to be "affordable" — and of course, they can become difficult to sell in a competitive market.
2. The Transit Advantage
Without digging too deep into the Transit-Oriented Areas (TOAs) zoning, it is vital to note that if your lot is within a certain distance of a SkyTrain station, the rules change entirely. The difference between a typical multiplex lot and a transit-adjacent lot can represent a significant difference in valuation. If you are not working with someone who can distinguish between the two, you may be leaving significant money on the table.
3. The 2026 Hidden Cost Stack
Most cities, including the Tri-Cities, are updating their development costs for 2026, and at a bare minimum, this is being bumped across the board by approximately 3%. In Coquitlam, for instance, you are not just paying Development Cost Charges (DCCs) — there are new Amenity Cost Charges (ACCs) being added as part of the new development finance structure.
Infrastructure Reality: I recently noted a project in Port Coquitlam where the owners were required to tie into a city line several houses away. That offsite works requirement was adding over $100,000 to their initial budget. If you miss spotting these servicing capacity issues during your initial checks, the project's profit can start to disappear before you even break ground.
4. Why the Slow Market is Potentially Your Best Friend
With Greater Vancouver inventory sitting much above long-term averages this spring, the mad scramble for land has cooled.
For Sellers: This means you need more than just a listing — you can possibly invest in a feasibility report to prove to a buyer that your lot works at your asking price.
For Buyers: It means you have the leverage to ask for a longer subject-to-feasibility period. This is the best time to take a deep dive into DCC schedules and establish a realistic exit price for the units once they are ready for sale.
The Bottom Line
Bill 44 created a lot of opportunity, but it also created a lot of noise. In 2026, value is found with the right due diligence.
If you want a professional assessment of your property's actual worth, we can look at the 2026 zoning bylaws and the servicing maps together. I can help provide the technical foresight that may assist with establishing the market value of what your property is actually worth to a developer or builder today. Or if you are an active buyer looking to get a head start into multiplex development, I can help you establish the right value for purchasing your next development property.
Get a Real Number for Your Lot
Free, no obligation. Let's look at the 2026 bylaws and servicing maps together and figure out what your property is actually worth to a developer today.