Ground-Oriented Living in Vancouver
A ground-oriented home is one whose front door opens straight to the street, a path or a yard, with no lobby, shared hallway or elevator. Duplexes, triplexes, fourplexes and townhouses are the usual forms. In September 2026, Greater Vancouver's townhouse benchmark was $1,016,700, against $682,500 for an apartment. No benchmark is published for multiplex homes. This guide covers what daily life is like, what the numbers show, and what to check.
Questions about this guide: Gary Paul, REALTOR®, Personal Real Estate Corporation, Grand Central Realty, 778-828-7476
Key Topics
Your own front door
You walk from the street or a path straight into your home. There is no lobby, shared hallway or elevator to wait for, which helps when you are carrying children or groceries.
Outdoor room
Many ground-oriented homes have a yard, patio or deck. In a strata, check the strata plan to see which outdoor space is part of your home or set aside for your use.
A few neighbours you know
A duplex has one neighbour and a fourplex three. In a strata of fewer than 4 homes or owners, every owner sits on the council under BC's Standard Bylaw 9.
Stairs are part of it
Most ground-oriented homes are on two or three floors. That suits many families, and it can be harder for someone who cannot manage stairs. Look at where the bedrooms and bathrooms sit.
Prices fell over the year
In the year to September 2026, Greater Vancouver benchmarks went down 4.7% for townhouses, down 6.2% for apartments and down 7.3% for detached homes, according to Greater Vancouver REALTORS.
Renting is allowed
Section 141 of BC's Strata Property Act says a strata must not restrict the rental of a strata lot, so you can rent out a strata home if your plans change.
What the Price Benchmarks Show
Greater Vancouver REALTORS publishes benchmarks for three home types. None covers multiplex homes, so treat the townhouse figure as the nearest published comparison.
| Home type | Benchmark | One year | Ten years |
|---|---|---|---|
| Townhouse | $1,016,700 | down 4.7% | up 49.5% |
| Apartment | $682,500 | down 6.2% | up 36.8% |
| Detached | $1,784,700 | down 7.3% | up 4.5% |
Source: Greater Vancouver REALTORS, MLS® Home Price Index, September 2026, Greater Vancouver. Past changes do not predict future prices.
Our view
For families who want a front door, some outdoor space and a few neighbours they know, a ground-oriented home is the best fit we see in Vancouver and Burnaby. The trade is stairs, a shared wall and shared decisions.
Browse multiplex homes for sale, or talk to our team about the homes you are considering.
Where these rules come from
- Greater Vancouver REALTORS monthly market report and MLS® Home Price Index, September 2026, Greater Vancouver REALTORS. Released October 2, 2026, accessed October 9, 2026.
- Strata Property Act, Schedule of Standard Bylaws (bylaw 9, council size), BC Laws. Current consolidation, accessed October 8, 2026.
- Strata Property Act, Part 8: Rentals (section 141), BC Laws. Current consolidation, accessed October 8, 2026.
- Strata depreciation report requirements, Government of British Columbia. Published November 12, 2025, accessed October 8, 2026.
- Strata fee counts: MultiLiving, from MLS® listings for sale in Vancouver and Burnaby, shown on our strata fees guide.
General information only. The price benchmarks on this page are as published by Greater Vancouver REALTORS for September 2026 and change every month. They are not an estimate of what any home is worth and not financial or legal advice. Talk to a licensed realtor about recent sales, and to an independent real estate lawyer, before you make any purchase decision.
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Key Takeaways
- Ground-oriented homes open straight to the outside, with no lobby or elevator.
- In September 2026, the townhouse benchmark was $1,016,700 and the apartment benchmark $682,500.
- No price benchmark is published for multiplex homes.
- Many small multiplex buildings list a strata fee of $0; ask how insurance and repairs are paid.
- Most homes are on two or three floors; check where the bedrooms and bathrooms are.
- A strata cannot restrict renting your home.
Frequently Asked Questions
What is ground-oriented housing?
Ground-oriented housing means homes whose front door opens straight to the outside, at or near street level, instead of onto a lobby or shared hallway. Duplexes, triplexes, fourplexes, rowhouses and townhouses are the common forms in Vancouver and Burnaby. Most are on two or three floors, many have a yard or patio, and in a multiplex you share the building with a small number of other owners.
Is a ground-oriented home more expensive than a condo in Vancouver?
Usually, yes, by the published benchmarks. In September 2026, Greater Vancouver REALTORS put the townhouse benchmark at $1,016,700 and the apartment benchmark at $682,500. No benchmark is published for multiplex homes, so compare the asking price and floor area of the exact homes you are considering, and ask your realtor for recent sales of similar homes nearby.
Have townhouse prices held up better than condo prices?
Over the last ten years, yes. In Greater Vancouver REALTORS' September 2026 report, the townhouse benchmark was up 49.5% over ten years and the apartment benchmark up 36.8%. Over the last year both fell: townhouses down 4.7% and apartments down 6.2%. Past changes do not tell you what prices will do next, and no benchmark is published for multiplex homes.
What are strata fees like in a ground-oriented home?
It depends on the building. When we count multiplex homes for sale in Vancouver and Burnaby, most in buildings of 2 to 4 homes list a strata fee of $0, while most in buildings of 5 to 8 homes list one. Our strata fees guide shows the current count and median. A $0 fee still leaves insurance and repairs to be paid, so ask how the owners handle both.
Is ground-oriented living good for older family members?
It can be, with the right layout. A ground-oriented home avoids elevators and long hallways, and a ground floor home or a home with a bedroom and bathroom on the main floor can work well for a parent or grandparent. Most homes in this group are on two or three floors, though, so check the floor plan for where the bedrooms and bathrooms are before you decide.
Can I have a dog in a ground-oriented strata home?
Usually one. BC's Standard Bylaw 3 allows one dog or one cat, a reasonable number of small caged mammals and aquarium animals, and up to 2 caged birds, and a strata can file different pet bylaws. Read the bylaws as filed for the building. A yard or patio makes life with a dog easier, so check which outdoor space belongs to the home on the strata plan.
Do I share decisions with my neighbours?
Yes, in a strata. The owners approve the yearly budget by majority vote and change bylaws by a 3/4 vote, with one vote per home. In a strata of fewer than 4 homes or owners, every owner is on the council. A strata of 4 or fewer homes does not need a depreciation report, so ask how the owners plan for repairs before you buy.
What should I check before buying a ground-oriented home?
Check the floor plan for stairs and bedroom placement, the strata plan for your outdoor space and parking, the strata fee and the budget behind it, the savings fund balance, the bylaws on pets, and recent meeting minutes. Visit at a busy time to hear the neighbours. Make your offer subject to reading the strata documents, so you can cancel if they show a problem.
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