Houses with Suites for Sale in Vancouver
This search lists detached houses for sale in Vancouver West and Vancouver East that have a suite, legal or marked unauthorized. The busiest areas by house sales were Dunbar (113), Renfrew (103), Kitsilano (80), Point Grey (74) and Knight (74). Condos, townhomes and half duplexes are separate searches.
Of 1,457 detached houses that sold in Vancouver between November 1, 2025 and October 31, 2026, 557 (38%) had a suite: 205 legal and 352 unauthorized. The legal-suite houses sold for a median of $2,588,800, 19% more than the $2,180,000 median for every Vancouver house.
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What Vancouver houses with suites sold for
| Measure | Legal suite | Unauthorized suite | All detached houses |
|---|---|---|---|
| Sales | 205 | 352 | 1,457 |
| Median price | $2,588,800 | $1,880,500 | $2,180,000 |
| Middle half of prices | $1,925,000 to $3,180,000 | $1,600,000 to $2,390,000 | $1,670,000 to $3,000,000 |
| Price per square foot | $856 | $792 | $858 |
| Median floor area | 2,898 sq ft | 2,442 sq ft | 2,554 sq ft |
| Median lot size | 4,026 sq ft | 4,030 sq ft | 4,191 sq ft |
| Median year built | 2003 | 1962 | 1964 |
| Median bedrooms | 6 | 5 | 5 |
| Houses with two or more kitchens | 93% | 91% | 59% |
| Days to sell | 18 | 17 | 18 |
| Sold price as a share of list price | 96.9% | 96.2% | 96.1% |
| Sales over the list price | 14% | 14% | 13% |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
The typical legal-suite house sits on 4,026 sq ft, against 4,191 sq ft for all Vancouver houses. It has 2,898 square feet of floor area, against 2,554. 93% of legal-suite houses have two or more kitchens, compared with 59% of all houses. Unauthorized-suite houses were smaller at 2,442 square feet and a median $1,880,500.
Alongside suites, 539 Vancouver houses had lane access, at a median of $2,150,000; 54 were marked as a coach or laneway house at $2,639,000; 15 had a second residence on the lot. These are separate flags in the same Paragon records, and a house can carry more than one.
| Period | Sales | Median price |
|---|---|---|
| November 2025 to January 2026 | 35 | $3,020,000 |
| February to April 2026 | 51 | $2,625,000 |
| May to July 2026 | 66 | $2,571,900 |
| August to October 2026 | 53 | $2,285,000 |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
| Price range | Legal suite | Unauthorized suite |
|---|---|---|
| $800,000 to $999,999 | 1 | 2 |
| $1,000,000 to $1,199,999 | 2 | 5 |
| $1,200,000 to $1,499,999 | 10 | 58 |
| $1,500,000 to $1,799,999 | 28 | 83 |
| $1,800,000 and over | 164 | 204 |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
100% of Vancouver legal-suite houses sold for $1,000,000 or more, and 94% for $1,500,000 or more, against 99% of unauthorized-suite houses at $1,000,000 or more. The legal-suite median moved from $3,020,000 in the first period to $2,571,900 in May to July.
Vancouver neighbourhoods with the most legal suites
South Vancouver had the most legal-suite sales (19), then Grandview Woodland (15) and Kitsilano (15). Where a median price is missing, fewer than 5 legal-suite houses sold.
| Neighbourhood | House sales | Legal suite sales | Share with a legal suite | Median price with a legal suite | Median price, all houses |
|---|---|---|---|---|---|
| South Vancouver | 62 | 19 | 31% | $2,199,000 | $1,682,500 |
| Grandview Woodland | 72 | 15 | 21% | $2,045,000 | $1,910,000 |
| Kitsilano | 80 | 15 | 19% | $2,915,000 | $2,647,500 |
| Fraser | 67 | 15 | 22% | $3,013,000 | $2,075,000 |
| Killarney | 70 | 14 | 20% | $2,350,000 | $1,823,250 |
| Dunbar | 113 | 13 | 12% | $4,050,000 | $2,955,880 |
| Renfrew | 103 | 12 | 12% | $2,176,000 | $1,595,000 |
| Point Grey | 74 | 10 | 14% | $3,680,000 | $3,067,500 |
| Knight | 74 | 10 | 14% | $2,370,000 | $1,710,000 |
| Cambie | 48 | 9 | 19% | $3,070,000 | $2,962,500 |
| Victoria | 43 | 7 | 16% | $1,420,000 | $1,600,000 |
| Hastings Sunrise | 45 | 7 | 16% | $2,130,000 | $1,600,000 |
| Main | 45 | 6 | 13% | $2,712,500 | $1,930,000 |
| Renfrew Heights | 60 | 6 | 10% | $2,127,500 | $1,645,000 |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
Vancouver suite rules
Vancouver replaced nine RS zones with one R1-1 zone on October 17, 2023, covering about 65,000 lots. On an R1-1 lot an owner can have a house with a suite or a laneway house, a duplex, a character-retention project, or a multiplex of 3 to 6 strata units or up to 8 rental units.
Minimum site area under the schedule is 306 square metres for a house, a duplex or a 3 to 4 unit multiple dwelling, 464 square metres for 5 units, and 557 square metres for 6 to 8 units. A lot that clears those can carry a multiplex as well as a suite and a laneway house in the forms the schedule states.
The Empty Homes Tax charges 3% of assessed value on a home that is neither lived in nor rented, and the Tenant Relocation and Protection Policy applies across the city when a rented building is redeveloped. A rented suite touches both.
The MLS® Home Price Index benchmark for a detached house in Vancouver West was $2,899,700 in October 2026, 9.0% down over twelve months. In Vancouver East it was $1,610,700. The benchmark is the price of a typical house, not a median of sales.
Before you offer on a Vancouver house with a suite
- Ask for the Vancouver permit and final inspection for the suite. 352 of the 557 suite houses sold here were unauthorized, so the paperwork comes first.
- If the suite is rented, ask for the tenancy agreement and the rent. The Tenant Relocation and Protection Policy applies if a rented building is redeveloped, which matters on a lot that could carry a multiplex.
- Check the lot against the R1-1 schedule. A house with a suite or a laneway house needs less than a multiplex, and a multiplex needs 306 to 557 square metres depending on the number of units.
- If a tenant lives in the suite, ask for the tenancy agreement and the rent; a tenancy usually carries on after a sale. Legal-suite houses took 18 days to sell, so there is time to ask.
- If the listing says unauthorized, compare the price with the $1,880,500 median for unauthorized-suite houses and the $2,588,800 median for legal ones, then decide whether to legalize the suite or remove it.
Estimate the payment on a Vancouver house with a suite
The calculator starts at the Vancouver legal-suite median of $2,588,800.
Vancouver houses with suites: your questions answered
How much does a Vancouver house with a suite cost?
The 205 houses with a legal suite that sold between November 1, 2025 and October 31, 2026 had a median of $2,588,800, with the middle half between $1,925,000 and $3,180,000. Every Vancouver detached house had a median of $2,180,000.
What is the difference between a legal and an unauthorized suite in Vancouver?
A legal suite is listed as Legal Suite or Licensed Suite, and an unauthorized one as Unauthorized Suite. 205 Vancouver houses sold with a legal suite and 352 with an unauthorized one, which had a median of $1,880,500.
What lot size does a Vancouver multiplex need?
R1-1 sets the minimum site area at 306 square metres for a house, duplex or 3 to 4 unit multiple dwelling, 464 square metres for 5 units, and 557 square metres for 6 to 8 units.
When did Vancouver switch to the R1-1 zone?
On October 17, 2023, when it replaced nine RS zones with one for about 65,000 lots.
Which Vancouver neighbourhoods have the most houses with legal suites?
South Vancouver had 19 legal-suite sales, Grandview Woodland 15 and Kitsilano 15 between November 1, 2025 and October 31, 2026.
How fast do Vancouver houses with a legal suite sell?
18 days at a median, closing at 96.9% of list, with 14% over the list price.
What Buyers & Sellers Say
Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.
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5 out of 5 stars
“I have bought a new house with Jared and he was very professional and knowledgeable always available to answer any questions I had but above all prepared and personable. I would highly recommend Jared.”
G.E. Google review
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5 out of 5 stars
“The best Realtors I've ever worked with went above and beyond anything I could possibly imagine to find me my dream home, to sell my home in this market in 12 days and found me my dream home in 2 days. 100% recommend this team to sell your house”
D.P. Google review
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5 out of 5 stars
“We had a great experience working with Jared. He was patient, paid close attention to all the details, and handled everything professionally. He made the whole process run smoothly and was always available for any questions we had…”
J.N. Google review
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