The Two-Storey — ¼C Modern

The plan

Every square foot, accounted for.

Program3 bed + flex · 2.5 bath

Floor area1,680 sq ft · 2 storeys

StructureConventional frame, steel accents

RoofLow shed over stacked plan

EnvelopeStep Code 5 target · ACH50 ≤ 1.0, blower-door verified

Signaturenarrow-lot stack · front path through grasses

Plan drawn to the render. Room dimensions on the drawing; areas sum to the stated floor area. A construction set follows the House No. 1 pipeline.

A narrow lot solved by stacking: the whole social floor runs glass to the front path at grade, and three beds plus the flex room share the daylight band upstairs off one short hall.

The honest number

What it should cost to build.

Site prep + servicesexcavation, utilities to lot line hookups$29,000

Foundationslab or crawlspace, insulated$48,500

Structure + framingpost and beam or conventional, roof structure$77,500

Enveloperoofing, windows + doors, cladding, insulation + air sealing to ACH50 ≤ 1.0$116,000

Mechanical / electrical / plumbingheat pump, HRV, full rough-in + fixtures$87,000

Interior finishesfloors, millwork, kitchen, baths, paint$97,000

GC + contingencysupervision, permits admin, 5% contingency$29,000

Hard cost$484,500

Band $445,500 to $523,500 · $288/sq ft

Cost model v0.1: Okanagan 2026 hard-cost bands from a $/sq ft basis, stated as an estimate, not a quote. Excludes land, design and permit soft costs, and GST. As the House No. 1 build sheet gathers real supplier and trade receipts, receipts replace estimates here, line by line.

Every square foot, accounted for.

What it should cost to build.

The rooms this plan is for.