Named Methodology · Created by Greyden Douglas

The Rain City Multiplex Scorecard

Q: What is the Rain City Multiplex Scorecard?

The Rain City Multiplex Scorecard is a weighted 100-point methodology developed by Greyden Douglas of Rain City Properties for evaluating Vancouver lots under BC Bill 44 and the City of Vancouver R1-1 zoning update. It scores seven dimensions — frontage, lot shape, lane access, tree retention, heritage overlays, neighbour alignment, and tenancy — to produce a single score that predicts whether builder buyers will pay a multiplex premium.

Q: Who created the Rain City Multiplex Scorecard?

The Scorecard was developed by Greyden Douglas, founder of Rain City Properties and a Medallion Club Member of the Greater Vancouver REALTORS® (top 10%). It reflects 20+ years of Metro Vancouver experience and direct feedback from a 75+ active builder network.

Q: How is the Scorecard used in a Vancouver real estate transaction?

For sellers, the Scorecard determines whether to market to residential buyers, builders, or both. For buyers and investors, it determines whether to offer at residential comps or builder-premium comps. For any transaction, it quantifies which factors to address (tree retention, tenancy, servicing) before listing to improve the score and the expected offer.

Q: What does a score of 80 mean on a Vancouver lot?

A score of 80 falls in the "Viable with positioning" band (65–84). Builder buyers will pencil the lot and residential buyers may still compete. A dual-pool marketing strategy — builder brief to the 75+ developer network plus cinematic residential marketing — typically produces the best outcome.

Q: Can I score my own Vancouver lot?

Yes. The seven dimensions and scoring bands are published on this page. For an accurate score you need zoning confirmation, a current tree survey, tenancy details, and services verification — all of which Greyden's team provides as part of a pre-listing consultation.

A 100-point, seven-dimension methodology for evaluating Vancouver lots on multiplex feasibility under BC Bill 44 and the City of Vancouver R1-1 zoning update. Created by Greyden Douglas of Rain City Properties and refined against 20+ years of Metro Vancouver transactions and direct feedback from a 75+ active builder network.

Score my lot — call (604) 218-2289 Score my lot — call (604) 218-2289 Book a strategy call

The seven scored dimensions

Each dimension scores 0–10 and is weighted by its impact on builder-pool offer pricing. Total possible: 100 points.

Dimension 1

Frontage

Weight: 20%

Buildable frontage in feet. 33 ft is the viability floor for a meaningful multiplex. 40-50 ft unlocks 4-6 units with reasonable setbacks.

≥ 50 ft 10 pts

40–49 ft 8 pts

33–39 ft 5 pts

< 33 ft 1 pts

Dimension 2

Lot shape & grade

Weight: 15%

Rectangular flat lots maximize buildable area. Irregular, pie-shaped, or sloped lots add design cost and may reduce yield below theoretical maximums.

Rectangular, flat 10 pts

Rectangular, gentle slope 7 pts

Irregular or steep 3 pts

Dimension 3

Lane access & services

Weight: 15%

Serviced lane access is the single biggest hidden cost factor. No-lane lots push utilities to the street — often $80K+ in extra servicing.

Fully serviced rear lane 10 pts

Lane, partial services 6 pts

No lane 2 pts

Dimension 4

Tree retention & covenants

Weight: 15%

Protected trees (diameter thresholds in Vancouver bylaw) or restrictive covenants can kill yield. Always pull an arborist report before offer.

No protected trees / no covenants 10 pts

1 retention tree, workable siting 6 pts

Multiple trees or restrictive covenant 2 pts

Dimension 5

Heritage & overlays

Weight: 10%

Heritage registry listing, character home designation, or development permit area overlays add time and cost. Often disqualifies Bill 44 as-of-right use.

No designations 10 pts

Character overlay only 5 pts

Heritage registered / protected 0 pts

Dimension 6

Neighbour alignment

Weight: 10%

Where adjacent owners are on similar timelines or open to assembly, the builder premium rises. Hostile neighbours on shared-driveway or easement-dependent lots suppress offers.

Both neighbours open to assembly / supportive 10 pts

Neutral neighbours 6 pts

Hostile or easement conflict 2 pts

Dimension 7

Tenancy status

Weight: 15%

BC's Residential Tenancy Act requires substantial compensation and long notice for owner-occupier or developer reclamation. Vacant possession adds real dollar value to a builder.

Vacant at completion 10 pts

Month-to-month, short notice path 6 pts

Fixed-term or protected tenancy 2 pts

Interpreting the total score

The total (0–100) maps to a recommended marketing strategy and expected builder premium band.

85–100

Prime multiplex candidate

Expect builder premium of 15–30% over comparable residential comps. Market aggressively to builder list first.

65–84

Viable with positioning

Builder buyers will pencil, but residential buyers may still compete. Dual-pool marketing yields the best outcome.

45–64

Marginal — case-by-case

Likely best marketed as residential with multiplex upside referenced. A builder may still offer at the right price.

< 45

Not multiplex-motivated

Market as residential. The Bill 44 premium is unlikely to materialize on this lot.

Frequently asked questions

What is the Rain City Multiplex Scorecard?

The Rain City Multiplex Scorecard is a weighted 100-point methodology developed by Greyden Douglas of Rain City Properties for evaluating Vancouver lots under BC Bill 44 and the City of Vancouver R1-1 zoning update. It scores seven dimensions — frontage, lot shape, lane access, tree retention, heritage overlays, neighbour alignment, and tenancy — to produce a single score that predicts whether builder buyers will pay a multiplex premium.

Who created the Rain City Multiplex Scorecard?

The Scorecard was developed by Greyden Douglas, founder of Rain City Properties and a Medallion Club Member of the Greater Vancouver REALTORS® (top 10%). It reflects 20+ years of Metro Vancouver experience and direct feedback from a 75+ active builder network.

How is the Scorecard used in a Vancouver real estate transaction?

For sellers, the Scorecard determines whether to market to residential buyers, builders, or both. For buyers and investors, it determines whether to offer at residential comps or builder-premium comps. For any transaction, it quantifies which factors to address (tree retention, tenancy, servicing) before listing to improve the score and the expected offer.

What does a score of 80 mean on a Vancouver lot?

A score of 80 falls in the "Viable with positioning" band (65–84). Builder buyers will pencil the lot and residential buyers may still compete. A dual-pool marketing strategy — builder brief to the 75+ developer network plus cinematic residential marketing — typically produces the best outcome.

Can I score my own Vancouver lot?

Yes. The seven dimensions and scoring bands are published on this page. For an accurate score you need zoning confirmation, a current tree survey, tenancy details, and services verification — all of which Greyden's team provides as part of a pre-listing consultation.

Get your lot scored.

A 10-minute call with Greyden produces a full Scorecard, interpretation, and recommended marketing strategy for your Vancouver property.

Call (604) 218-2289 Call (604) 218-2289 Book a strategy call