Hello, I'm Erica from Helio Urban Development – a fixed-price residential builder here in Nova Scotia. In this post, we'll explore the vibrant real estate development scene across the Halifax Regional Municipality (HRM). Halifax is the capital and largest city of Nova Scotia, and the economic hub of Atlantic Canada. It's a coastal city known for its rich history and growing population, which makes it a hotspot for new housing projects.
Halifax's housing market offers a bit of everything, from city-center condos to spacious suburban homes. Whether you're dreaming of a detached single-family home or planning an investment in a multi-unit apartment, there are plenty of options.
Broadly, Halifax has single-family homes, duplexes, triplexes, fourplexes, row houses, townhouses, multi-family apartment properties, as well as rental apartments and other investor-friendly builds. Each comes with its own considerations, and part of our mission at Helio is to guide clients through these choices with cost certainty.
In the sections below, we'll give a general overview of building in Halifax, then dive into key sub-areas around the city and what makes each unique for development. Let's get started!
Halifax's real estate market has been thriving in recent years. The city's population is growing rapidly – Halifax's estimated population in 2023 was 492,199, up 4.1% from 2022, the largest one-year jump on record. This surge in people creates high demand for housing, fueling plenty of new construction in Halifax's urban core and suburbs alike. For builders and investors, Halifax is full of opportunity. The municipality has even reported a boom in building activity; for example, in early 2022 residential building permits in Halifax were 78.6% higher than the previous year's period. It's an exciting time to be involved in home building here.
Of course, anyone planning new construction in Halifax must navigate the city's planning rules and building codes. Halifax Regional Municipality (HRM) has a framework of zoning and regulations to ensure smart growth. These include overarching building constraints like setbacks (how far a structure must be from property lines), lot coverage limits (what percentage of a lot can be built on), height limits, and permitted densities.
For instance, typical suburban zones might allow around 35–50% lot coverage and cap height at roughly 11 metres (about 2–3 storeys) for houses. Established neighborhoods often have minimum yard setbacks (to keep houses a safe distance apart and allow light and privacy) and other design bylaws to maintain neighborhood character. Meanwhile, newer planning strategies have introduced more flexible rules in certain areas to encourage development – Halifax's Centre Plan for the urban core is a good example, which updated many zoning rules to spur density.
Some key municipal regulations to keep in mind include:
Parking Requirements – Historically, new developments needed a minimum number of on-site parking spaces. However, Halifax recently removed minimum parking requirements for residential projects. This is a big win for urban infill projects, as you can build housing without being forced to include (or pay for) excess parking, especially in transit-accessible areas.
Permitting Process – Anyone acting as a general contractor in Halifax should be prepared for the permitting and inspection process enforced by HRM. This includes getting building permits, adhering to the Nova Scotia Building Code, and scheduling inspections for footings, framing, plumbing, electrical, etc. The city has been working to streamline permits as demand increases, but it's still important to budget time for approvals.
Overall, Halifax is known as a relatively builder-friendly city, but doing due diligence on these regulations is key. The good news is that with the strong need for housing, the municipality and province are actively looking to encourage responsible development (more on incentives for this later). If you're planning custom home builds in Halifax, partnering with professionals who know the local rules will make the journey much smoother. At Helio, we've positioned ourselves to guide clients through this maze – our experience with new construction in Halifax means we can help avoid costly missteps.
Spryfield and Purcell's Cove cover the southwestern reaches of the Halifax mainland. Spryfield is a large area inland from the Armdale Rotary, roughly 15 minutes drive from downtown via Herring Cove Road. It has historically been a lower-income, semi-rural community on the outskirts of the city.
Over the past decade, Spryfield has been booming with new housing, becoming a go-to area for first-time homebuyers and developers seeking reasonably priced land. It offers lakes, parks (Long Lake Provincial Park is adjacent), and a gradually improving commercial strip.
Purcell's Cove is along the coast of the Northwest Arm and Atlantic Ocean, just south of Armdale. It's a mostly rural-residential coastal strip with winding roads, waterfront homes, and forested lands (including the Purcell's Cove Backlands, a preserved wilderness area).
Purcell's Cove is more affluent and very low-density due to limited municipal services. When grouped together, Spryfield and Purcell's Cove represent the "edge" of urban Halifax – where suburban development meets wilderness.
Spryfield historically had scattered single-family homes and mobile homes on large lots, with some 1950s public housing pockets. Today, Spryfield is one of the most active construction areas in HRM for new subdivisions. Subdivisions like Governor's Brook (off Herring Cove Rd) and Long Lake Village have added hundreds of homes.
In Governor's Brook, for example, you'll find modern single-family houses, semidetached homes, and townhouses on newly created medium-sized lots. Many of these are on municipal water services, allowing typical lot sizes of around 3,500–5,000 sq ft for singles and smaller for townhomes. The community is about 15–20 minutes from Downtown Halifax, which is a big selling point.
Duplexes and townhouses are very common in new Spryfield developments – they provide affordable options and the zoning has accommodated them. Outside of the new subdivisions, Spryfield still has areas of semi-rural character: you might see older homes on huge lots or private lanes. Those could be future subdivision sites.
Purcell's Cove, by contrast, features large estate lots and custom homes, many with waterfront on the Arm or ocean. Lots there might be an acre or more, often not connected to city water/sewer. Houses range from modest cottages to luxury residences with ocean views. There are almost no multi-unit buildings in Purcell's Cove (aside from maybe a duplex here or there).
Spryfield is attractive because land is more affordable and available. For a developer, this means lower upfront costs and fewer constraints from surrounding NIMBY neighbors (since it's less dense historically). Zoning in parts of Spryfield has been set to encourage growth – large tracts are zoned for mixed housing types.
If you want to build a row of townhouses or a small apartment building, Spryfield is welcoming. We at Helio have seen that investor-friendly builds like duplexes and triplexes work well here, because you can acquire a lot relatively cheaply and the rental demand is solid (lots of families and service personnel looking to rent in Spryfield if they can't buy).
The key considerations are infrastructure – some parts of Spryfield still lack full sewer/water service. The city is expanding services as subdivisions grow. Always check if the lot is serviced or if you'll need well and septic (which adds cost and requires bigger lots). Another factor is topography: Spryfield has lakes and rocky outcrops; blasting rock for foundations or roads is common (and should be budgeted).
As for Purcell's Cove, development is limited by zoning and community desire to keep it low-density. Large portions are zoned H (holding) or regional park. If you plan to build here, it's likely a one-off custom home on a vacant lot, rather than any tract development. You'll need to handle your own well and septic in most cases, and be mindful of environmental constraints (coastal erosion setbacks, etc.).
In Spryfield, the City is supportive of growth – for instance, there was a plan for a 52-unit affordable housing complex dubbed "Habitat Way" in central Spryfield (though Habitat for Humanity recently adjusted its plans) showing the interest in utilizing land for community housing. Also, incentives like density bonusing for affordable units can apply if you build an apartment over a certain size.
For smaller builders, Spryfield offers straightforward opportunities: you can buy a lot in a new subdivision and build a custom home or duplex without needing a variance or rezoning, because the groundwork has been laid. Many local builders are doing "split-entry" style homes with secondary suites, which appeal to first-time buyers who can rent the basement.
As a general contractor, you'll find Spryfield projects a bit easier to manage (wider streets for construction access, fewer neighbor issues about noise). Purcell's Cove, in contrast, might require more navigation of private road easements or slope stability if building on a cliffside, but rewards with a premium property.
In summary, choose Spryfield for affordable land and flexible development options – perfect for duplexes, townhouses, and entry-level single-family homes. Choose Purcell's Cove for one-of-a-kind custom builds in a scenic, secluded environment (but expect more red tape with environmental regulations). Both areas benefit from Helio's fixed-price approach, as site conditions like rock or septic can create cost overruns if not carefully accounted for upfront.
Before wrapping up, let's clarify the common product types of residential builds in Halifax and touch on some local building code basics. Whether you're a homebuyer or an investor, it's good to understand what each type involves:
A stand-alone house built for one household. This is the classic suburban home sitting on its own lot. In Halifax, single-family homes can range from tiny bungalows to expansive executive houses. Zoning for these (traditionally R-1 zones) allows one dwelling unit per lot (though now often with the possibility of a secondary suite).
Building a single-family home is usually the simplest in terms of approvals. Just ensure you meet lot requirements (minimum lot size, frontage, and the setback distances from front, rear, and side boundaries). Custom homes in Halifax must adhere to the Nova Scotia Building Code for all structural and safety aspects. If you're building custom, you have flexibility in design, but also responsibility to design for things like snow loads on roofs (important in our climate) and energy efficiency standards.
A two-unit dwelling, which could be side-by-side (semi-detached) sharing a vertical wall, or up-and-down (over-under) sharing floor/ceiling. Duplexes are popular as an "investment-friendly" option – the owner can live in one unit and rent the other, or rent both. Halifax's new land-use rules allow duplexes on most residential lots now. A duplex often looks like a single house but with two entrances.
Key code considerations: the wall or floor separating the two units must be a proper fire separation (typically a 1-hour fire-rated assembly by code) to prevent fire spreading between units. Also, sound separation is addressed (building code has STC sound transmission class requirements so that living in a duplex doesn't mean hearing your neighbor's every move). Parking for duplexes is usually 2 spaces (one per unit), but as mentioned, the requirement has technically been removed – still, providing parking is wise in suburban areas.
These are small multi-unit residential buildings with three or four units, respectively. They might be designed as a big house converted into multiple flats, or built new as a low-rise apartment. With Halifax's recent policy changes, you can more easily build triplexes or fourplexes in residential zones (ER-3 zoning) as long as the building isn't too large for the lot. For example, on the peninsula, a fourplex might just need to fit within the same building size limits as a large house.
These buildings also require fire separations between each unit and between units and common areas. By code, if you go to 4 units, you're still considered a small residential (Part 9 of the building code), which is somewhat simpler than bigger apartments that use Part 3 of code.
However, if the fourplex is three storeys tall, you may need additional measures like interconnected fire alarms or even sprinklers depending on building area. Halifax bylaws for these often require at least one unit entrance facing the street (to maintain a street-friendly appearance).
Parking requirements are now flexible, but you'll often plan at least some parking or shared driveway. Triplexes and fourplexes are great rental properties in Halifax's market – offering more doors on one lot.
These refer to homes attached in a row, sharing side walls, each with their own entrance. "Row house" and "townhouse" usually mean the same thing, though townhouses can also be strata (condo) ownership. In Halifax, we see townhouses both in urban infill (like a trio of modern townhouses replacing an old house in the North End) and in suburban subdivisions (blocks of 4–6 townhomes in new neighborhoods like Spryfield or Timberlea). Each unit is typically on its own titled lot in a row house scenario.
Code-wise, every two units share a party wall which must be a fire separation (generally a 2-hour fire wall since it's considered two separate buildings touching). If you own a corner unit, you have one less neighbor wall. Townhouses are an efficient use of land and are often a bit more affordable per unit than fully detached homes.
Halifax's land use bylaws sometimes have a specific zone for townhouses (e.g., R-2T in older plans) or include them under general multi-unit permissions. One thing to remember: if you build more than 8 in a row in Halifax, you might trigger additional requirements or need a different approach, so most stick to smaller blocks.
Townhouses often come with at least one parking space each (driveway or garage), except in the most urban context where they might forego that. They are a sweet spot between a house and an apartment, popular with young families.
This category is basically 5 or more units in one building – ranging from a 5-plex to a 50-unit mid-rise, to a 200-unit high-rise. These are typically rental apartments or condominiums. In Halifax, multi-family buildings over 4 units move into a different realm of building code (Part 3, which is more stringent – requiring things like sprinkler systems in most cases, elevators if over 3 storeys or certain accessible design rules, and so on).
Zoning for multi-family is specific; you need a lot that is zoned for multi-unit (R-3 in old terms, or HR zones in the Centre Plan, etc.). These buildings have to consider parking, amenity space, and height limits dictated by the bylaw. For instance, a mid-rise in a corridor zone might be capped at 14 metres tall and require stepbacks on upper floors. Also, the city may require some landscaping or buffers if near low-density homes.
Technical aspects: you'll need a fire alarm system, emergency lighting, possibly multiple exit stairwells depending on building size, and all units must meet egress requirements (windows or balconies as secondary exits if lower rise). Accessibility is also a factor – new apartment buildings must have a percentage of units that meet accessibility standards, and common entrances must be barrier-free.
No matter the type of build, Halifax's building code aligns with the National Building Code of Canada (with Nova Scotia's amendments). That means things like energy efficiency (insulation requirements), structural integrity (for our snow and wind loads), and life safety (smoke alarms, carbon monoxide alarms in units with fuel-burning appliances, etc.) are all standardized.
One notable local variation, as touched on earlier, is that minimum parking requirements have been eliminated for residential builds – but if you're building outside the core, you will likely provide parking anyway for marketability. Another local consideration is weather resilience: Halifax gets coastal weather, so builders must ensure proper waterproofing and flashing on exteriors (especially with wind-driven rain) and consider robust heating systems (and more recently, cooling/heat pumps, which are very popular now thanks to efficiency programs).
Fire safety is paramount: for multi-unit constructions, fire separations and proper exits are not negotiable – e.g., an attached garage in a townhouse must be separated from living areas above by a fire-rated drywall assembly, and each apartment unit in a building is typically separated from the corridor by a rated door. The city inspectors will check all of this.
Lastly, it's worth noting that Halifax is moving towards adopting more modern code standards – there's talk of tiered energy codes (net-zero ready homes in the future) and the city by-laws already encourage things like solar-ready roofs. When building here, consider exceeding the minimum code; not only does it future-proof your project, there are often rebates (like Efficiency Nova Scotia programs) for going energy-efficient or adding affordable housing elements.
Always check Halifax's official planning office and the Nova Scotia Building Code Regulations for precise zoning and code details. What we've provided is a general guide, but specifics can vary by property and over time with new policies. When in doubt, consult with a professional or the city before designing your build.
Housing affordability is a big topic in Halifax these days. Both the municipal and provincial governments, along with the federal government, have introduced incentives to encourage the construction of affordable housing and to speed up development processes. Here are a few key points and programs:
In Halifax's urban areas, the city uses incentive or bonus zoning to obtain affordable housing from developers. This means if you're building a larger project (say an apartment building), you can sometimes build extra density (more height or units than normally allowed) in exchange for either including affordable units or paying into an affordable housing fund.
For example, the new developments in Fairview were the first outside the core to use this – requiring a portion of the bonus to go toward affordable housing initiatives. This is a local tool that effectively gives developers a boost if they help with the housing crisis.
The city itself doesn't typically give grants directly to private developers (aside from the density bonus mechanism), but it has been facilitating the use of federal funds. The Rapid Housing Initiative (RHI) is one federal program Halifax has participated in, aimed at creating quickly-built affordable units (often modular housing for people experiencing homelessness).
While RHI is geared to nonprofits and specialized housing, its existence shows the climate: there is funding out there for creative affordable projects.
Nova Scotia's government launched a program that provides forgivable loans to private developers and community housing organizations to build affordable units. Essentially, if you include a certain number of below-market rental units in your new construction, you could get a portion of your construction cost covered and then forgiven if you maintain those units as affordable for a set period (usually 15+ years).
The program defines affordable as rents below the average market rent for the area and has criteria like requiring at least 5 affordable units in the project. This is a great incentive if you're planning, say, a 30-unit building – you could allocate a few units to meet the criteria and get financial assistance. The province prioritizes projects that exceed minimum requirements (deeper affordability, longer terms, or involve non-profits).
Beyond grants, the Canada Mortgage and Housing Corporation (CMHC) offers low-interest loans for rental construction (the Rental Construction Financing Initiative) and seed funding for project development. There's also the National Housing Co-Investment Fund which can provide capital contributions or loans to projects that include affordable housing, especially if they also target energy efficiency or accessible design.
Developers in Halifax can combine these with provincial funds – for instance, you might use the NS forgivable loan program alongside a CMHC co-investment loan. The result can significantly improve the financial viability of an apartment building that offers some units at lower rent.
While not directly "affordable housing" incentives, Nova Scotia is investing in sustainable building programs that often overlap with housing. In 2024, the province put nearly $22 million into programs for energy-efficient housing. Notably, it introduced a $6.4 million Affordable Rental Housing Construction pilot to encourage private and non-profit developers to build net-zero affordable housing.
If you're willing to build to net-zero (highly energy efficient with solar or other measures so the building produces as much energy as it consumes), this program might provide funding. Additionally, there are rebates for energy efficiency upgrades – Efficiency Nova Scotia offers up to 80% rebates for nonprofits and affordable rental providers to improve efficiency, which could be applicable if you incorporate such elements in your build.
The City of Halifax received support from the federal Housing Accelerator Fund to improve its processes. This doesn't give money to builders directly, but it means the city is working on cutting red tape – things like online permit applications, pre-approved building plans for garden suites, and faster approvals for duplexes, etc. As a builder, this is good news: it should get easier and quicker to get permission to build, especially for projects that add to housing supply.
Programs like the federal First-Time Home Buyer Incentive (shared equity loan) or Nova Scotia's first home deposit assistance can help buyers, which in turn helps developers selling entry-level homes. While not a direct incentive to the builder, they expand the pool of customers who can afford a new home, particularly in moderately priced markets like Spryfield where new townhouses or semis are at price points attractive to first-timers.
Now, how does Helio's fixed-price model help in this context? In a few ways: When pursuing these programs, certainty in costs is crucial. Many of the loans/grants will be calculated based on your project's budget. With a fixed-price contract from Helio, a developer or investor can go to CMHC or the province with confidence that the construction cost in the pro forma is solid (less likelihood of overruns that could jeopardize the affordability commitments).
For homebuyers using assistance programs, a fixed price build means no surprise escalation that could suddenly price them out. In short, if you value predictability and strict budget control (as most investors do), a fixed-price builder is your best ally in avoiding hidden costs. This is especially true in Halifax's market, where construction materials and labor costs have been rising – a fixed price contract shifts that risk away from the client.
Additionally, Helio is focused on investor-grade homes and small multi-unit developments (as our offerings show), so we design with cost-efficiency in mind. That aligns well with affordable housing goals: efficient design can mean lower cost per door, making it easier to hit the targets for those provincial programs (like keeping rent 20% below market for 15 years). We also stay informed on these incentives, helping clients navigate them when planning projects.
In summary, there are financial incentives out there in Halifax for those building the kind of housing the community needs – rentals, affordable units, green homes. While not every project will qualify, being aware of them can shape your project from the get-go. And regardless of incentives, building efficiently and cost-effectively is always a good idea. Helio's approach of fixed pricing and pre-designed options can be seen as another form of "incentive" – it simplifies the process and de-risks it for you as a builder or buyer.
Halifax, Nova Scotia is brimming with real estate development potential. We've toured through the dynamic neighborhoods – from the high-rise energy of Downtown, to the trendy infill streets of the North End, the family-centric West End, and out to growing suburbs like Clayton Park, Spryfield, and Sackville. Each area offers unique opportunities, whether it's building a chic set of townhomes or developing a new subdivision of single-family houses. The common thread is that Halifax needs housing, and there is room for creative, quality projects in every corner of the municipality.
As we discussed, understanding local regulations and market context is key. With Halifax's updated planning rules, you can do more than ever before (like add that secondary suite or build that fourplex) – but success comes from careful planning and adherence to code. The good news is, you're not alone in this process. Helio Urban Development is here to help make your vision a reality, minus the usual headaches. We bring expertise in all those product types – be it a custom home or a multi-unit investment property – and we operate on a fixed-price model to give you peace of mind. That means you can focus on the fun part (imagining your new property in Halifax) while we handle the heavy lifting of permits, construction, and project management, all for a guaranteed price.
We'd love to discuss your project – big or small – and show you how our fixed-price, client-focused process can turn it from concept into keys-in-hand reality.
Contact Helio Urban DevelopmentHalifax's real estate development scene will only get more exciting in the coming years. With population growth continuing and public support for more housing options, now is a fantastic time to embark on a build. Whether you're eyeing a plot in the heart of the city or a parcel of land in the peaceful outskirts, there's a path forward to create something great.
Thank you for reading, and I hope this overview has inspired you to take the next step in Halifax's vibrant housing market. Feel free to contact me or the Helio team anytime to chat about your development goals.
– Erica, Helio Urban Development
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