The Best Neighbourhoods for Multiplex Living on Vancouver's East Side

Why the East Side Leads Vancouver's Multiplex Market

Vancouver's east side accounts for roughly 60% of all multiplex development applications filed since Bill 44 passed in late 2023. According to VanPlex neighbourhood mapping data, 497 multiplex applications were tracked across Metro Vancouver, and the east side's concentration isn't accidental.

Three factors drive it. First, lot prices: east side lots suitable for fourplex development run $1.5-1.9 million, compared to $2.2-2.8 million on the west side. Second, lot dimensions: the east side has a large inventory of standard 33×122 lots with lane access — exactly what multiplex builders need. Third, zoning compliance: most east side lots fall within 400 metres of frequent transit routes, qualifying for 4-6 unit density under Bill 44.

But not every east side neighbourhood offers the same opportunity. The differences in pricing, character, transit access, and development activity are significant. Here's a neighbourhood-by-neighbourhood breakdown.

Hastings-Sunrise: The East Side's Multiplex Hotspot

Hastings-Sunrise has more multiplex development applications than any other neighbourhood in Vancouver — approximately 66 applications as of late 2025, according to VanPlex data. The reason is simple economics: the neighbourhood has the right combination of affordable lots, good lot dimensions, and strong buyer demand.

Pricing

Average lot price for a multiplex-suitable property in Hastings-Sunrise: approximately $1.9 million. Finished fourplex units are selling in the $900K-$1.15M range for 1,100-1,300 square foot units. That's competitive with new condo pricing in the neighbourhood but with significantly more space.

Character and Livability

This is a family neighbourhood, full stop. Hastings-Sunrise is centred around Hastings Park (home to the PNE, Playland, and the Hastings Park Farmers Market), with excellent elementary schools (Hastings, Templeton) and a walkable commercial strip along East Hastings. The Italian Cultural Centre anchors the community, and the dining scene along East Hastings from Nanaimo to Boundary is one of the best in the city for independent restaurants.

Transit access is solid: the 95 B-Line runs along Hastings, connecting to the Millennium Line at Commercial-Broadway and to SFU via the R5 RapidBus. The neighbourhood is a 12-minute drive to downtown without traffic (25-30 minutes during rush hour).

Development Activity

The high number of applications means you'll see construction activity throughout the neighbourhood. This is a double-edged feature: it means the product type is proven here and buyers are comfortable with it, but it also means more competition among sellers when units come to market. Buyers should be choosy about location, sound insulation quality, and finishes.

Renfrew-Collingwood: Transit Access and Diversity

Renfrew-Collingwood wraps around the SkyTrain Expo and Millennium Lines, giving it the best rapid transit access of any east side neighbourhood. The Renfrew, Rupert, and 29th Avenue stations are all within or adjacent to the area.

Pricing

Lot prices are slightly below Hastings-Sunrise — approximately $1.6-1.8 million for a 33-foot lot. Finished unit pricing runs $850K-$1.05M. The lower entry point reflects the neighbourhood's further distance from the waterfront and slightly less walkable commercial strips compared to Hastings-Sunrise.

Rental Yields

For owner-occupiers renting out other units, Renfrew-Collingwood offers solid returns. Three-bedroom multiplex units in the area rent for $2,600-$3,200/month, translating to gross rental yields of 3.5-4.5% on the unit purchase price. That's at the upper end of what you'll find in Vancouver proper — driven by strong rental demand from families and professionals who work in Burnaby and want SkyTrain access.

Character

Renfrew-Collingwood is one of the most culturally mixed neighbourhoods in Vancouver. The Kingsway corridor through the south end of the neighbourhood has some of the city's best Vietnamese, Chinese, Filipino, and Korean restaurants. Renfrew Community Park and Slocan Park provide green space. Schools are well-rated, with Windermere Secondary serving as the area's main high school.

Killarney: The Lowest Entry Point

If you're looking for the most affordable way to buy a multiplex unit in Vancouver proper, Killarney is your neighbourhood. Lot prices here are the lowest on the east side, and the neighbourhood's family-oriented character makes it a natural fit for the kind of larger units that multiplexes offer.

Pricing

Multiplex-suitable lots in Killarney are available for $1.5 million — the low end of the east side range. Finished unit pricing is expected to come in at $800K-$1.0M as projects complete through 2026-2027. That's the closest thing to "affordable" in the City of Vancouver for new construction.

Green Space and Family Life

Killarney is anchored by Killarney Community Centre — one of the best in the city, with a pool, ice rink, gym, and extensive programming. Fraserview Golf Course and Everett Crowley Park provide substantial green space. The neighbourhood feels more suburban than urban, with wide residential streets and lower density than areas closer to downtown.

Transit

Transit is the tradeoff. Killarney is served by bus routes along 49th Avenue and Knight Street, but there's no rapid transit station in the neighbourhood. The nearest SkyTrain (Joyce-Collingwood on the Expo Line) is a 10-15 minute bus ride. For buyers who commute by car or work from home, this isn't a deal-breaker. For transit-dependent buyers, it's worth considering.

Kensington-Cedar Cottage: Walkability and Character

Kensington-Cedar Cottage (commonly called KCC or just "Kensington") occupies the area between Main Street and Knight Street, from roughly King Edward to 33rd Avenue. It's one of the most walkable neighbourhoods on the east side, with the Kingsway corridor running diagonally through its heart.

Pricing

Lot prices run $1.7-2.0 million, on the higher end for the east side. Finished multiplex units are expected in the $950K-$1.2M range. The premium reflects the neighbourhood's walkability, dining scene, and proximity to Main Street and Mount Pleasant.

Dining and Culture

The Kingsway strip through Kensington has some of Vancouver's best independent restaurants — particularly Vietnamese, Chinese, and Ethiopian. The monthly Kensington Night Market (summer months) draws crowds. Trout Lake (John Hendry Park) is the neighbourhood's social centre, with a farmers market, swimming beach, and the best park programming on the east side.

Schools

Families should know that Kensington has excellent school options: Sir Wilfrid Laurier Elementary (French Immersion), General Wolfe Elementary, and proximity to Sir Charles Tupper Secondary. The schools are a major draw for young families looking at multiplex units in the area.

Transit

The R4 King Edward RapidBus and the 25 bus along King Edward provide east-west connectivity. The 19 bus runs along Kingsway to downtown. No SkyTrain station is in the neighbourhood, but the Commercial-Broadway hub is accessible by multiple bus routes in 10-15 minutes.

Victoria-Fraserview: Larger Lots and River Views

Victoria-Fraserview, at the southeast corner of the city, is the sleeper pick for multiplex development. It doesn't get the attention of Hastings-Sunrise or Kensington, but the fundamentals are strong.

Lot Advantages

This neighbourhood has some of the largest residential lots on the east side — many exceeding 50 feet in width and 130+ feet in depth. That extra lot width makes fourplex design significantly easier, allowing for better unit layouts, more natural light, and more generous setbacks. Lane access is common. Some lots on the southern ridge have views of the Fraser River and the North Shore mountains.

Pricing

Despite the larger lots, pricing remains competitive: $1.6-1.9 million for development sites. Finished unit pricing is projected at $900K-$1.1M, positioning Victoria-Fraserview as a mid-range option on the east side with better-than-average space and views.

Community

The neighbourhood is home to a significant South Asian community, reflected in the commercial area along Victoria Drive (south) and Fraser Street. Sunset Community Centre provides programming, and the Fraser River Park trail system offers waterfront walking and cycling. Schools include David Thompson Secondary and several well-regarded elementary schools.

Transit

The Victoria/41st bus intersection connects to the 41st Avenue corridor. The future extension of transit improvements along the 41st Avenue corridor (identified in TransLink's Transport 2050 plan) would significantly improve this neighbourhood's connectivity.

Neighbourhood Comparison Table

A quick reference for comparing the five key east side multiplex neighbourhoods:

• Hastings-Sunrise: Lot $1.9M | Unit $900K-$1.15M | 66 applications | Excellent transit | Top family neighbourhood
• Renfrew-Collingwood: Lot $1.6-1.8M | Unit $850K-$1.05M | Best SkyTrain access | 3.5-4.5% rental yields | Most culturally diverse
• Killarney: Lot $1.5M | Unit $800K-$1.0M | Lowest entry price | Great green space | Weakest transit
• Kensington-Cedar Cottage: Lot $1.7-2.0M | Unit $950K-$1.2M | Most walkable | Best dining scene | Premium pricing
• Victoria-Fraserview: Lot $1.6-1.9M | Unit $900K-$1.1M | Largest lots | River views | Developing transit

What to Look For When Buying on the East Side

Regardless of which neighbourhood you choose, these factors matter for every east side multiplex purchase:

• Walk to transit: Check actual walking time to the nearest frequent transit stop. Being within 400m of a bus route that runs every 15 minutes or better qualifies the property for higher density zoning, which affects future resale value.
• School catchment: East side schools vary significantly in enrollment pressure and programming. Verify the catchment for both elementary and secondary before buying.
• Sound insulation: Ask every builder about their wall and floor assemblies. STC 50 is code minimum; STC 55+ is worth paying for. This single factor determines more about day-to-day livability than any design choice.
• Lane condition: Rear lanes on the east side range from paved and well-maintained to gravel and problematic in heavy rain. Check the lane condition and confirm the city's maintenance responsibility.
• Parking: Many new east side multiplexes have reduced parking. If you need two cars, confirm parking count and configuration before you get attached to a unit.

Key Takeaways

• Vancouver's east side leads multiplex development with 60% of all applications — driven by lower land costs, standard lot sizes, and transit proximity
• Hastings-Sunrise has the most activity (66 applications) and the most proven buyer market
• Killarney offers the lowest entry point at $800K-$1.0M per unit, with strong community amenities but weaker transit
• Renfrew-Collingwood delivers the best rental yields (3.5-4.5%) and the best rapid transit access
• Victoria-Fraserview is the underrated pick — larger lots, river views, and competitive pricing at $900K-$1.1M

Frequently Asked Questions

Which east side neighbourhood has the cheapest multiplex units?

Killarney, where finished units are expected to price at $800K-$1.0M — the most affordable new multiplex pricing in the City of Vancouver. The tradeoff is weaker transit access compared to neighbourhoods closer to SkyTrain.

Where on the east side is multiplex development most active?

Hastings-Sunrise leads with approximately 66 multiplex applications filed, more than any other single neighbourhood. Renfrew-Collingwood and Kensington-Cedar Cottage also have strong activity driven by their transit access and walkability.

Can I get good rental income from an east side multiplex?

Yes. Three-bedroom multiplex units on the east side rent for $2,600-$3,400/month. An owner-occupier in a fourplex can expect $7,800-$10,200/month in gross rental income from three units, which typically covers most or all of the mortgage payment.