There is a difference between fitting rooms into a floor plan and designing a home around the way people actually live.
That distinction is one of the things we noticed at this new three-level half duplex near Trout Lake in East Vancouver. Rather than treating square footage as the headline, the layout uses its approximately 1,775 sq.ft. thoughtfully: everyday living on the main level, all three bedrooms and laundry together upstairs, and a completely separate upper retreat that gives the home room to evolve over time.
A floor plan with a little more flexibility
The main floor brings the kitchen, dining and living spaces together while still making room for something increasingly valuable: a dedicated office.
That means the dining table does not have to double as a desk, and the bedrooms can remain bedrooms.
Upstairs, all three bedrooms are located on the same level alongside the laundry. Above them is perhaps the most interesting part of the home: a vaulted media or flex room that opens directly onto a generous deck with city and mountain views. It could serve as a media room, studio, work space or simply somewhere to retreat at the end of the day.
It is a layout that acknowledges something we see often with Vancouver buyers: a home needs to work for today without becoming restrictive when life changes.
The details matter too
The home pairs that floor plan with features intended to make day-to-day living more comfortable, including radiant in-floor heating, air conditioning, HRV, hardwood and tile flooring, custom built-ins, generous storage and a fireplace. Outside, there is private yard space along with a covered single-car garage accessed from the lane.
None of those features is particularly meaningful in isolation. Together, however, they create a home that has been considered beyond the photograph.
Built locally by Mirani Homes
The builder behind the project is Mirani Homes, a Metro Vancouver custom home builder founded by brothers Shaun and Kevin Rai.
What we appreciate about highlighting a builder is being able to explain why their background matters, rather than simply attaching a name to a project.
Both founders are licensed registered builders with engineering backgrounds. Their company describes its approach around detailed project management, communication, transparency and quality control, with its service extending from planning and construction through post-completion care. Mirani also outlines a customer-care program that includes a 2-5-10 year home warranty, home walkthrough and ongoing home-maintenance guidance.
For someone considering new construction in Vancouver, those are useful questions to ask of any builder: Who is behind the project? What experience do they bring? How is quality managed during construction? And what support exists once the keys have been handed over?
A beautiful kitchen may catch your eye. The building process behind it deserves just as much attention.
Living near Trout Lake and Commercial Drive
Then there is the location.
This pocket of East Vancouver’s Grandview-Woodland area places the home close to Trout Lake and John Hendry Park, with Commercial Drive, shops, restaurants and SkyTrain nearby. Laura Secord Elementary and Vancouver Technical Secondary are also identified in the listing information.
It is this combination that makes the location interesting. You can be close to one of East Vancouver’s best-known recreational spaces while remaining connected to the restaurants, independent businesses, transit and everyday conveniences around Commercial Drive.
For buyers searching for a new half duplex near Trout Lake, that balance between residential space and city access can matter as much as the finishes themselves.
What we would look at before buying a new duplex
New construction can feel simpler because everything is new, but good due diligence still matters.
We would want a buyer to understand:
- exactly what is included in the specifications and finishing package
- warranty coverage, deficiency procedures and anticipated completion timing
- the registered strata plan, property boundaries and any shared obligations between the two homes
Our job is not simply to show you what looks good. It is to help you understand what you are buying and what questions still need answers.
A home worth seeing in person
#1 – 2177 East 11th Avenue offers three bedrooms, a dedicated office, 2.5 bathrooms and a flexible top-floor retreat in a location that connects Trout Lake, Commercial Drive and the surrounding East Vancouver community. The listing currently anticipates completion in November 2026.
The photographs tell part of the story. The floor plan, construction details and neighbourhood tell the rest.
If this style of Vancouver half duplex is on your radar, we would be happy to walk through the home with you and help you look beyond the finishes to the details that matter.
Currently listed on MLS R3155878. Photos depict Renderings.