441-449 E Pender St
Vancouver, BC V6A 1V2
55-Unit Social Housing Site | 441 E Pender St · Land For Sale · 0.21 AC

A 55-unit social housing site in Strathcona is available with CD-1 rezoning approved by Vancouver City Council at Public Hearing on February 26, 2026. Draft by-law provisions are in hand, conditions of approval are defined, and an architect-designed program is ready to advance to by-law enactment and development permitting. For a non-profit operator or social housing developer, the hardest and most expensive part of the work is complete. The buyer steps into a fully structured program with a known covenant framework, a fundable unit mix, and a clear path to permitting. SITE OVERVIEW 441–449 East Pender Street is a single consolidated parcel totalling 9,150 sq ft (850.3 m²) with frontage on East Pender Street in the heart of Strathcona. PID: 032-397-623. ZONING AND DEVELOPMENT POTENTIAL Current zoning: RT-3. Proposed zoning: CD-1 (Comprehensive Development) — approved by Vancouver City Council at Public Hearing on February 26, 2026. By-law enactment remains subject to execution of a Housing Agreement, registration of a Section 219 Covenant, a Services Agreement for on-site and off-site works, and environmental contamination disclosure. No water main or sewer upgrades are required. The approved program delivers: — 55 social housing units (46 micro-dwelling suites, 4 accessible studio units, 5 two-bedroom units) — Total buildable area: 35,195 sq ft — FSR: 3.09 — Building form: 6-storey residential with one below-grade level — Building height: 22.5 m / 73 ft 10 in (maximum permitted: 23 m) — Parking: 2 stalls (1 visitor, 1 accessible); relaxation in place — Bicycle storage: 65 Class A stalls, 6 Class B racks — Amenity and staff office space incorporated into the program All residential floor area is secured as 100% social housing for 60 years or the life of the building, whichever is longer. At $5,750,000, the site is priced at $163/buildable sq ft. LOCATION AND CONTEXT The site is within the Downtown Eastside Community Plan (Strathcona sub-area). The DTES Rezoning Policy supports increased height and density where social housing is being added — the policy context is as favourable as it gets for this asset type. An established residential co-operative sits directly across the street, providing a stable and community-oriented street context. New high-rise development across the lane confirms neighbourhood support for a 6-storey social housing form. The Strathcona Community Centre is within walking distance. Transit and inner-city services are immediately accessible. The program has been positioned for seniors housing or independent living operations, with the unit mix and amenity design reflecting that intent. APPROVAL STATUS The rezoning was approved by Vancouver City Council at Public Hearing on February 26, 2026. The project was designed by Human Studio Architecture + Urban Design and must comply with the Green Buildings Policy for Rezonings (TEUI 100, TEDI 15, GHGI 3). The by-law has not yet been enacted — enactment is subject to the conditions noted above, all of which are standard for social housing transactions and familiar to BC Housing and CMHC-funded operators. INVESTMENT THESIS This is an entitled social housing land play in one of Vancouver's most supply-constrained neighbourhoods. The entitlement risk is resolved. The buyer steps in with City approval in hand, a coordinated architectural program, and a covenant structure aligned with senior government funding requirements. There is no equivalent site in Strathcona at this stage of entitlement.