Denman by the Numbers
A data portrait of Denman Island, BC, assembled from public records (ParcelMap BC, Islands Trust, BC Agricultural Land Commission, BC Assessment). Tax figures are estimates. Based on 941 mapped lots.
- 941 total lots; 12,202 acres of zoned land
- 808 residences; 96 vacant lots
- 245 lots in the Agricultural Land Reserve
- Total assessed value $921,596,054 (median $864,500)
- Estimated island property tax $4,259,888/yr
Lots by zone
| Zone | Lots | Area |
|---|---|---|
| R1 | 437 | 907 acres |
| R2 | 259 | 2,669 acres |
| A | 149 | 5,036 acres |
| PK | 19 | 2,126 acres |
| F | 15 | 673 acres |
| CN | 14 | 489 acres |
| IN | 14 | 23 acres |
| C | 11 | 5 acres |
| RE | 7 | 134 acres |
| AQ | 4 | 135 acres |
| W2 | 4 | 4 acres |
| UNKNOWN | 3 | 0 acres |
| W3 | 2 | 12 acres |
| L | 1 | 4 acres |
| W1 | 1 | 12 acres |
| R4 | 1 | 3 acres |
By neighbourhood
| Area | Lots | Median value | Est. tax/yr |
|---|---|---|---|
| Central | 217 | $959,500 | $995,560 |
| South End | 223 | $938,000 | $1,029,315 |
| North End | 295 | $842,500 | $1,483,534 |
| Little Burnaby | 56 | $765,250 | $197,083 |
| Village / Downtown | 142 | $758,200 | $546,948 |
| Marine / Foreshore | 5 | $543,800 | $7,448 |
Buildings & valuation
From satellite building footprints reconciled against BC Assessment records.
- 1,002 structures on 602 lots; 233 lots have 2+ buildings
- Total measured building footprint 131,331 m²
- Total LandIntelVal (our market estimate) $1,151,754,573 across 904 assessed lots
- 35 lots show a likely farm-class assessment pattern (ALR + land value far below market)
- Applying our market estimates and the residential rate to land showing a Class 9 farm pattern produces an estimated ~$892,456/yr difference from a residential-class counterfactual. This is not tax owed or revenue lost. (analysis)
- Building siting measured on 594 lots; 82 show a building that appears within the LUB 186 minimum lot-line setback (a measurement, not a determination of non-compliance — see each lot)
Permitted density & build-out
How many homes Land Use Bylaw 186 allows across the island, versus how many exist today.
- 1,035 principal dwellings permitted by right across 938 zoned lots (vs. ~808 built today) — roughly 227 more by-right homes
- Up to 2,578 at the theoretical maximum (adding secondary suites, discretionary Temporary Use Permit secondary dwellings, and ALR additional residences — none guaranteed)
Per LUB 186 Table 3. By-right is the defensible figure; the maximum leans on discretionary permits. Site-specific zones may vary.
Property-tax and LandIntelVal figures are estimates (assessed value × 2025 CVRD Area A rural rates including Denman service-area levies; market value from comps + measured footprints), not actual bills or appraisals. DenmanIsland.co is a free, non-commercial, public-interest resource. View the interactive version.