Land Assembly

Our team has over 10 years of experience in residential & commercial real estate and have been actively working on land assembly projects in Metro Vancouver since 2015. Our team comprises of 3 highly experienced members – each having a unique insight to the industry. We are committed to bringing the best resources to homeowners for land assembly projects.

In the past two years, we have successfully bridged homeowners with investors and developers – having closed more than five land assembly transactions amounting to approximately $75 million in sales volume. Recently, we’ve been getting positive feedback from homeowners in your neighborhood. More than 70% of the homeowners are interested in learning more about our projects and how we could be of service to them.

Land assembly can be beneficial. For some, it may be about cashing out and profiting from their investment. For others, it may be the promise of swapping their current home for a unit in a potential new development. In either case, our land assembly projects have potential benefits for everyone involved. We understand that real estate sales and purchases are not mere transactions. They play large roles in achieving personal, financial, and overall life goals. We are committed to helping our clients achieve the best value for their property by providing professional, ethical, and experienced counsel. Compared to other individual real estate transactions, land assembly is more complex.  It carries with it inherent risks warranting careful and specialized consideration. We ensure our clients fully comprehend these considerations by providing personalized communication that includes detailed reviews. 

Following are other key items to keep in mind when considering a land assembly:

  • Longer Timeframe – Land assembly listings, negotiations, and completions typically take considerably longer than individual sales. This allows time to find the right buyer/s and negotiate the best deal for all parties involved.

  • Market Risk – Real estate markets and property values will continue to rise and fall even after a contract is signed. Like many high-yield financial transactions, higher reward brings higher risk. It’s important you consider this before entering into an agreement and are prepared to “ride out” the market cycles and adhere to the dates in your contract.

  • Financial Advice – It is important to fully understand the financial implications – both benefits and risks – of your specific situation, including short-term and long-term investments.

  • Shared and Equal Commitment – Land assembly transactions require participation and commitment from the majority of parties involved in a land assembly project. Property owners in a shared land assembly listing are essentially shareholders or partners in the transaction. Each must be fully and equally committed for a successful experience and conclusion. If one or more “partner/s” decide to renege on an agreement, it may have implications for all the other parties depending on the numbers involved.

A land assembly project can help homeowners achieve a significant increase in value for their properties. However, the experience can also cause stress, uncertainty and disappointment if not fully understood and/or managed. Therefore, allow us to help guide you through the complexity of the land assembly experience. 


  • Zoning (Bylaws): Municipal bylaws which classify and enforce land use guidelines over a parcel, for example, types of buildings allowed, building size, density, parking, etc.

  • Rezoning: Municipal or local government applications or processes to change the zone or zoning classification assigned to property or a piece of land for different purposes of use. For example, from residential to commercial, from residential to low/high rise development, from industrial to residential or commercial, etc. Rezoning from residential to medium/ high rise development usually takes two to three years to apply and accomplish. The developer needs to work with the landowners, municipality city planning departments, and many other related alliance vendors in order to finally achieve the goals. Time and Money highly consuming.

  • OCP: An Official Community Plan sets the long-term vision and purpose of a defined area through a statement of objectives and policies to guide land use and planning. OCPs are municipal bylaws, and cover topics such as urban design, transportation infrastructure, utilities, recreation, amenities, and more.

  • NCP: A Neighborhood Concept Plan supplements Official Community Plans by providing neighborhood-level details for land use, road layout, urban design, financing, amenities, etc.

  • Density: the amount of residential, commercial or industrial development permitted on a parcel of land. It is usually measured in dwelling units per acre (u.p.a) or floor area ratio (F.A.R).

  • Floor Area Ratio (FAR): A density measure expressing the ratio between a building's total floor area and its site coverage. To calculate F.A.R., the gross square footage of a building is divided by the total area of its lot. F.A.R. conveys a sense of the bulk or mass of a structure, and is useful in measuring non-residential and mixed-use density.

  • Buildable Area: Total Lot Size * FAR. E.X.: Lot A TO E combine together to be total 43,000 sqft (each lot around over 8000 sqft), FAR is 0.7, then the buildable area based on these five lots will be 43,000* 0.7=30,100 sqft. 

  • Building Cost: The expenses that developers need to build the final products before it can be delivered. Usually it includes the building cost itself, plus the demolishing cost, the rezoning application cost, as well as the servicing fee. The servicing fee usually means the cost to connect the water, electricity, and sewer systems under the construction site. The cost can be determined by the building types, the building quality, the developers’ building standards and craftsmanship, the site location, the environmental factors, and the fluctuating costs of building labor and materials. 

  • Land Cost: The cost that developers pay the homeowners to buy land to assemble for multi-family building purposes. 

  • Estimated Sales Price per SQFT: The estimate pre-sale price that finished property product can be sold in the next two or three years. Such estimate closely related the project location, the market condition and fluctuation. If estimated too high, the developers will find it challenging to pre-sale their products.

  • Net Profit for Developers: it equals Total Market Value of Projects- Land Cost- Construction Cost- Applicable Tax to governments

  • Return on Investment(ROI):  ROI is usually expressed as a percentage and is typically used for personal financial decisions, to compare a company's profitability or to compare the efficiency of different investments. The return on investment formula is: ROI = (Net Profit / Cost of Investment) x 100.

Please contact Angela Huo for more information.

The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the REBGV, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the REBGV, the FVREB or the CADREB.