How many homes can I build in Surrey?
What BC's housing laws and Surrey's own zones allow on house lots, counted lot by lot from public data. To check one lot, find it on the map and open its card.
What BC law requires
Under BC's Bill 44 (2023), lots zoned for houses or duplexes inside the urban containment boundary must allow at least 3 homes on lots up to 280 m², 4 homes on larger lots, and 6 homes on lots of at least 281 m² near a frequent bus stop. Under Bill 47, land near SkyTrain stations and bus exchanges is a transit-oriented area where the city can't refuse taller buildings on height or density grounds alone (up to 20 storeys right next to a SkyTrain station).
The city's own zones can allow more than this. Lots in the Agricultural Land Reserve, outside the urban boundary, or on hazard land are treated differently.
Lots in Surrey by homes allowed
- 4 homes (lots over 280 m²)51,751 lots
- 6 homes (near frequent transit)26,379 lots
- Transit-oriented area (taller buildings)23,580 lots
- 3 homes (lots up to 280 m²)10,110 lots
Our estimate per lot from lot size, distance to frequent transit and SkyTrain, the urban boundary and the farmland reserve.
House lots by size
| Up to 280 m² (3,014 ft²) | 10,174 lots |
| 280–557 m² (3,014–6,000 ft²) | 14,042 lots |
| 557–1,000 m² (6,000–10,764 ft²) | 54,173 lots |
| Over 1,000 m² (10,764 ft²) | 15,423 lots |
Lot size decides the 3- versus 4-home threshold and, in most zones, how much floor space you can build.
What Surrey's zones allow
| Zone | Lots | Homes allowed (city bylaw) |
|---|---|---|
| R3 | 61,243 | 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. R3 also permits a houseplex. |
| R4 | 11,076 | 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. |
| RA | 6,765 | 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. |
| R2 | 6,361 | 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. |
| R5 | 3,939 | 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. |
| R1 | 3,444 | 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. |
| R6 | 687 | Lots >=280 m2: 4 (semi-detached or duplex), 6 duplex on eligible Frequent Bus Stop lots, 2 in TOA; lots <280 m2: 3 semi-detached (2 in TOA). |
| R5-S | 300 | 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. |
| R2-O | 40 | 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. |
Zoning changes in progress
- Small-Scale Multi-Unit Housing Review Framework (CR R162, 2026) framework endorsed 2026-07-27; no bylaw yet, staff report back Winter 2027 (Q1)
Review of SSMUH height, setbacks, lot coverage, floor area, parking and landscaping; no numbers proposed yet. source ↗
Sources: BC Housing Statutes (Residential Development) Amendment Act 2023 (Bill 44) and Bill 47; Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) ↗; ParcelMap BC; the city's open zoning data. Estimates only: confirm with Surrey before buying or designing. Page rebuilt October 26, 2026.