Duplex Price Per Square Foot in Vancouver and Burnaby: How to Use It

On October 8, 2026, a new half duplex in Vancouver asked a median of $1,094 per square foot of finished floor area, across the 316 listed in our copy of the MLS® feed. By area, the median was $1,002 in Vancouver East (198 homes), $1,283 in Vancouver West (118 homes) and $664 in Burnaby (83 homes).

These are asking prices for new homes built in 2025 or later, the only homes our copy of the feed holds. Below are the numbers by neighbourhood, our method, and five ways, shown with made-up homes, that the same figure can lead a careful buyer to the wrong answer.

What is the price per square foot for a duplex in Vancouver?

The median asking price per square foot for a new half duplex in Vancouver was $1,094 on October 8, 2026. A half duplex is one of the two homes in a duplex building, sold on its own. Here is how the areas compare:

• Vancouver East, 198 homes: median $1,002 per square foot, from $732 to $1,531. Median asking price $1,588,000, median size 1,544 square feet.
• Vancouver West, 118 homes: median $1,283 per square foot, from $861 to $1,843. Median asking price $2,238,000, median size 1,715 square feet.
• Burnaby, 83 homes: median $664 per square foot, from $469 to $979. Median asking price $1,799,000, median size 2,787 square feet.

Burnaby's median asking price is higher than Vancouver East's, yet its price per square foot is $338 lower. The Burnaby homes are larger: a median of 2,787 square feet against 1,544. In 69 of the 83 Burnaby homes, part of that space is a lower level below the main floor, which is the first problem explained below.

The homes are on our Vancouver duplexes for sale and Burnaby duplexes for sale pages.

How we worked out these numbers

For each listing, we divided the asking price by its finished floor area, rounded to the nearest dollar. Then we took the median: half the homes asked more per square foot and half asked less. When a group has an even number of homes, we use the lower of the two middle values.

• Active listings only, on October 8, 2026, of homes the MLS® lists as "Half Duplex".
• New homes only. Our copy of the feed holds homes built in 2025 or later. All 399 homes here list a year built of 2025, 2026 or 2027.
• Finished area only. The 28 listings that also report unfinished space are counted without it.
• Areas follow the MLS® board areas for Vancouver East and Vancouver West, plus the City of Burnaby.

Built-in checks: 198 + 118 + 83 = 399 homes, and every neighbourhood list below adds up to its area total.

How this fits with our earlier posts

Our earlier posts used the same method on different groups of homes.

• Our East Burnaby buyer's guide gave a median of $683 per square foot for 11 new half duplexes. Our October 8 count gives the same result: 11 homes, median $683.
• Our Burnaby vs New Westminster comparison gave $722 in Burnaby and $727 in New Westminster. Those cover all new homes at $1,299,000 or less, and 16 of Burnaby's 19 were townhomes, so the figure sits above the $664 here.
• Our Burnaby prices by neighbourhood and what $1.5 million buys posts cover all home types and single price bands.

Price per square foot by neighbourhood

These are the neighbourhoods with at least 5 new half duplexes on October 8, 2026, named as on our for-sale pages. Where two of our pages share an MLS® sub-area, we counted each home once.

Vancouver East (198 homes)

• Renfrew-Collingwood: 54 homes, median $966
• Grandview-Woodland: 28 homes, median $1,077
• Victoria-Fraserview: 26 homes, median $906
• Fraser: 20 homes, median $1,119
• Main: 20 homes, median $1,119
• Hastings-Sunrise: 17 homes, median $974
• Kensington-Cedar Cottage: 15 homes, median $1,004
• South Vancouver: 9 homes, median $850
• Mount Pleasant: 8 homes, median $1,179
• Other: 1 home with no sub-area on the listing

Check: 54 + 28 + 26 + 20 + 20 + 17 + 15 + 9 + 8 + 1 = 198.

Vancouver West (118 homes)

• Kitsilano: 21 homes, median $1,522
• Dunbar: 17 homes, median $1,314
• Kerrisdale: 17 homes, median $1,210
• Arbutus: 15 homes, median $1,191
• Point Grey: 12 homes, median $1,237
• South Granville: 9 homes, median $1,134
• Cambie: 8 homes, median $1,482
• Shaughnessy: 8 homes, median $1,269
• S.W. Marine (shown on our South Vancouver page): 7 homes, median $1,299
• Other, fewer than 5 each: Oakridge 2, Marpole 1, Southlands 1

Check: 21 + 17 + 17 + 15 + 12 + 9 + 8 + 8 + 7 + 4 = 118.

Burnaby (83 homes)

• Sperling-Duthie: 20 homes, median $720
• East Burnaby: 11 homes, median $683
• Forest Glen: 11 homes, median $602
• Metrotown: 8 homes, median $644
• Capitol Hill: 8 homes, median $682
• Highgate: 7 homes, median $605
• Deer Lake: 6 homes, median $586
• Other, fewer than 5 each: Edmonds 4, Burnaby Heights 3, Central Burnaby 2, Willingdon Heights 2, Deer Lake Place 1

Check: 20 + 11 + 11 + 8 + 8 + 7 + 6 + 12 = 83.

In a group of 5 to 9 homes, one new listing or one sale can move the median, so look at the homes themselves too.

Problem 1: space below the main floor counts the same as space upstairs

The listing's floor area adds every finished floor together. A lower level with small windows counts the same as a bright upper bedroom, so a home with a big lower level looks cheaper per square foot.

• Made-up Home A: $1,700,000 for 1,700 square feet, all on the main and upper floors. That is $1,000 per square foot.
• Made-up Home B: $1,800,000 for 2,400 square feet, of which 700 square feet is a finished lower level. That is $750 per square foot.

On the listing, Home B looks $250 per square foot cheaper. Count only the main and upper floors, and Home B is $1,800,000 for 1,700 square feet: $1,059 per square foot. You pay $100,000 more for the same main and upper space and get a 700 square foot lower level with it. Whether that is worth $100,000 to you depends on its ceiling height, light and use.

Of the 399 new half duplexes, 152 list finished space below the main floor. In Burnaby, 69 of 83 do, with a median of 880 square feet on that level. Those 69 Burnaby homes asked a median of $644 per square foot of total finished area, and $910 per square foot of main and upper floors only. In Vancouver East, the 50 homes with a lower level asked $947 and $1,309 on the same two measures. In Vancouver West, the 33 such homes asked $1,192 and $1,499.

Each listing breaks the area down by floor, so you can do this sum yourself.

Problem 2: a suite inside the floor area

A legal suite adds square feet your own household may never use, and it lowers the price per square foot.

• Made-up Home C: $1,850,000 for 2,300 square feet, including a 500 square foot legal suite. On the listing that is $804 per square foot.

If the suite is for a tenant, your family lives in 1,800 square feet, and the price per square foot of that space is $1,028. The suite still has value: rent, or a place for a parent. Price it as its own item.

On October 8, 67 of the 399 new half duplexes listed a legal or licensed suite. Those 67 had a median size of 2,554 square feet and a median of $839 per square foot. The other 332 had a median size of 1,616 square feet and $1,058 per square foot. Another 17 listings described a suite as unauthorized, meaning it does not have city approval; ask your lawyer what that means before you count on it. 190 listings left the suite field blank, so ask.

Problem 3: unfinished space and total area

Some listings report finished space and a larger total that adds unfinished rooms, such as storage. Divide by the larger number and the price per square foot falls.

• Made-up Home D: $1,600,000, with 1,500 square feet finished and 300 square feet unfinished. Divided by finished area, that is $1,067 per square foot. Divided by the 1,800 square foot total, it is $889.

Same home, same price, $178 apart. On October 8, 28 of the 399 listings reported unfinished space, from 31 to 750 square feet, with a median of 293. Our figures use finished area only. When an agent, a website or a friend quotes a price per square foot, ask which area they divided by.

Problem 4: garage, parking, yard and balconies sit outside the figure

A garage, a fenced yard, a roof deck or a second parking space adds to what you get, and none of it shows in the price per square foot.

The BC Financial Services Authority (BCFSA), which licenses real estate agents in BC, gives one common measuring standard in its practice guidance on property measurements. Under it, "Garages are specifically excluded" from finished area.

• Made-up Home E: $1,650,000 for 1,600 square feet, with a single garage and a fenced yard. $1,031 per square foot.
• Made-up Home F: $1,600,000 for 1,600 square feet, with one open parking space and a small patio. $1,000 per square foot.

Home E asks $31 more per square foot, which is $50,000 in total, and the money buys a garage and a yard. On October 8, 263 of the 399 new half duplexes listed a garage, and 13 listed no parking space at all.

In a strata duplex, check one more thing. BCFSA's guidance warns that some strata lot measurements have included "balconies, large patios, and even parking stalls", and it suggests listing the home's area and its private outdoor areas separately. BCFSA's example names these "limited common property": shared strata land set aside for one owner's use. If a listing gives one large number, ask what it includes.

Problem 5: GST included in the price, or added on top

GST is a 5% federal tax in BC, per the Canada Revenue Agency's GST/HST rate table. The CRA's new housing rebate page describes it as tax paid on new housing purchased from the team that built it.

• Two made-up homes, each listed at $1,600,000 for 1,600 square feet: $1,000 per square foot on both listings.
• If one price includes GST and the other has GST added, the second costs $1,680,000. That is $1,050 per square foot.

On October 8, 297 of the 399 listings marked GST as not included in the price, 3 marked it included, and 99 left the field blank. Get the answer in writing in the contract. Some first-time buyers can get part or all of the GST back; our GST guide for new multiplex homes covers who qualifies.

How was the floor area measured?

There is no single required method. BCFSA's consumer guide to property measurements answers the question "Is there a standard way of measuring a property?" with "No," and says different agents and measuring companies use their own methods.

The example standard in BCFSA's practice guidance measures to the outside of the walls, and for attached homes to the centre of the shared wall. It defines finished area as "an enclosed area in a house suitable for year-round use, embodying walls, floors, and ceilings that are similar to the rest of the house." BCFSA says a strata lot is usually measured from the centre line of the walls between units. BCFSA also notes that strata plan measurements filed at the Land Title Office "have occasionally been found to be incorrect."

So one listing may measure to the outside of the walls and another to the inside. For two homes of the same size, the outside measurement gives the larger number and a lower price per square foot. Ask the agent who measured the home, and how.

How to compare two homes, step by step

In our view, price per square foot is useful for sorting a long list of homes. Once you are down to two or three, compare full prices, floor plans and what comes with each home.

• Compare the same home type, in the same area, listed in the same month.
• Split the area by floor. Note the main and upper floors apart from any lower level.
• Take out a suite you plan to rent, and price it as its own item.
• Add GST where the price leaves it out.
• List the extras in dollars: garage, yard, decks, parking, storage.
• Read the floor plan. Our floor plan guide shows what 800, 1,000 and 1,200 square feet feel like, and our guide to reading a spec sheet covers the finishes behind a price.

In our view, the lower level and GST matter most. On a home at $1,031 per square foot, the median for all 399 homes in this post, GST alone adds $52 per square foot. In Burnaby, taking out the lower level moves the median from $644 to $910.

What this comes down to

• On October 8, 2026, new half duplexes asked a median of $1,094 per square foot in Vancouver ($1,002 East, $1,283 West) and $664 in Burnaby.
• The method: each home's asking price divided by its finished floor area, then the median.
• A lower level counts the same as an upstairs floor. In Burnaby, 69 of 83 new half duplexes have one, and counting only the main and upper floors moves their median from $644 to $910.
• A suite, unfinished space, GST, extras such as a garage, and the way a home was measured can each change the comparison.

Frequently asked questions

What is the price per square foot for a duplex in Vancouver?

On October 8, 2026, new half duplexes in Vancouver asked a median of $1,094 per square foot of finished area, across 316 listings in our copy of the MLS® feed. Vancouver East's median was $1,002 and Vancouver West's was $1,283. These are asking prices for homes built in 2025 or later.

What is the price per square foot for a new half duplex in Burnaby?

The median was $664 per square foot of finished area across 83 new half duplexes on October 8, 2026, ranging from $469 to $979. Burnaby half duplexes are larger, with a median of 2,787 square feet, and 69 of the 83 have finished space below the main floor.

How do you calculate price per square foot?

Divide the asking price by the finished floor area on the listing. A $1,600,000 home with 1,600 square feet works out to $1,000 per square foot. Check that both homes you compare use finished area, the same GST treatment and a similar mix of floors.

Why is Burnaby lower per square foot than Vancouver?

Burnaby's new half duplexes are larger, and 69 of the 83 have a lower level. Their median size was 2,787 square feet against 1,544 in Vancouver East. Count only the main and upper floors, and the Burnaby homes with a lower level asked a median of $910 per square foot instead of $644.

Does a basement count in square footage in BC?

In all 399 new half duplex listings we checked on October 8, 2026, the finished area equals the sum of every finished floor, including any space below the main floor. BCFSA says there is no single standard way to measure a home, so ask which floors the figure includes.

Is a lower price per square foot always the better buy?

No single figure can tell you that. A lower number can come from a large lower level, a suite you would rent out, or unfinished space in the total. Compare the full price, the space your family will use, and the extras each home includes.

Does the square footage include the garage?

Under the example standard in BCFSA's practice guidance, garages are excluded from finished area, though BCFSA says measuring methods differ between agents and companies. On October 8, 2026, 263 of the 399 new half duplexes we counted listed a garage. Ask the agent if you are unsure.

Is GST included in the asking price of a new duplex?

It depends on the listing. On October 8, 2026, 297 of 399 new half duplex listings marked GST as not included, 3 marked it included, and 99 left the field blank. GST is 5% in BC, so on a $1,600,000 home it adds $80,000. Confirm the answer in your contract.

How do I compare a half duplex with a suite to one without?

Take the suite's floor area out of the total and work out the price per square foot of the space your family will live in. Then price the suite as its own item, based on the rent or the family use you plan for it. Ask whether the suite is legal or licensed.

Who measures the floor area on a BC listing?

BCFSA's consumer guide says that in many cases the listing agent measures the home, and a seller can ask for a measuring company instead. Different people use different methods. If your measurement later differs, BCFSA says to ask the agents how each figure was reached, and you can complain to BCFSA if needed.

Are these sold prices?

They are asking prices of active listings on October 8, 2026. On MultiLiving, sold prices are shown only to registered users who have accepted our terms and confirmed their email, so public pages like this one use asking prices. A home can sell above or below its asking price.

Can I use price per square foot to decide what to offer?

It can show you a home priced far above or below similar homes nearby. For the offer itself, ask your agent for recent sales of similar homes, and have a lawyer and your lender review the contract and the home's value before you commit.

Next step

If you are choosing between two new half duplexes, we can help you compare them floor by floor, with GST, suites and parking counted the same way for both. Browse the homes for sale now or talk to our team.