11396 161 St
Surrey · PID 017-684-510
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What BC law allows here
Under BC's small-scale multi-unit housing law, the city must allow at least 4 homes on this lot (a multiplex, a house with suites, or a house plus a laneway home).
If this lot were rezoned
| Floor space | Homes | Land $/buildable ft² | |
|---|---|---|---|
| Today's zoning (R1) from the city's bylaw, FAR 0.24 | 7,535 ft² | about 6 | $324 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 21,760 ft² | up to 4 | $112 |
Rough planning numbers: homes assume about 85% sellable floor space and 750 ft² apartments (1,100 ft² for houses and townhouses). Transit-area figures are the minimum a city must allow on a rezoning, not an approval. Land cost uses the assessed land value. Confirm with the city.
Front of the lot
Street view, aerial photo and map from Google; drag to look around. Photos may be a few years old. Imagery © Google. Open in Google Maps ↗
Lot facts
- Address
- 11396 161 St
- City
- Surrey
- PID
- 017-684-510
- Lot size
- 2,888 m² · 31,086 ft²
- Zone
- R1 Houses, duplexes & small multiplexes R1 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $3,118,000 (land $2,440,000)
- Property tax
- about $10,690 a year
• No city sanitary sewer or water main found within about 50 m: check servicing with the city
Zoning rules · R1 · Suburban Residential Zone
Small-scale multi-unit housing (2 to 6 units) on suburban lots generally larger than 1,858 m2.
- Max floor area
- 7,535 ft² (700 m²), floor space ratio 0.24
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 12,434 ft² (1,155 m²)
- Setbacks
- front 7.5 m, side 1.8 m, rear 7.5 m, flanking side 3.6 m
- Homes
- 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.
Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) · Part 13; Schedule G. Estimated from the bylaw for a lot of this size; confirm with the city before buying or building.
More on the map
The map shows this lot's true shape and buildable area, slope, sun and shadow, walking distances, schools, hazards, rents and building permits nearby.
Nearby lots
- 11210 159A St 52,094 m² · R2
- 11318 162A St 1,412 m² · R2
- 11341 161 St 1,438 m² · R2
- 11345 163 St 1,456 m² · R2
- 11355 163 St 1,446 m² · R2
- 11362 161 St 1,301 m² · R2
- 11371 161 St 1,499 m² · R2
- 11380 161 St 1,608 m² · R2
- 11386 162 St 1,440 m² · R2
- 11395 162 St 1,798 m² · R2
- 16159 113A Ave 1,300 m² · R2
- 16303 113B Ave 2,112 m² · R1
Data updated Nov 2, 2026. Sources: lot lines from city open data and ParcelMap BC, zoning from each city's open data and bylaw, values from city open data where published, BC Bills 44 and 47. Estimates only, not an appraisal or legal advice; confirm with the city.