11737 96 Ave
Surrey · PID 000-674-095
BC law allows 4 homes on this lot
16,490 ft² lot · zone R2
Free, no obligation. Questions go to a licensed BC REALTOR® with Vanak International Properties.
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 (R2) from the city's bylaw, FAR 0.32 | 5,277 ft² | about 4 | $248 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 11,543 ft² | up to 4 | $114 |
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
- 11737 96 Ave
- City
- Surrey
- PID
- 000-674-095
- Lot size
- 1,532 m² · 16,490 ft²
- Zone
- R2 Houses, duplexes & small multiplexes R2 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,557,000 (land $1,311,000)
- Property tax
- about $5,340 a year
Zoning rules · R2 · Quarter Acre Residential Zone
Small-scale multi-unit housing (2 to 6 units) on large lots, typically 930 m2 or larger; smaller lots allowed where public open space is provided.
- Max floor area
- 5,277 ft² (490 m²), floor space ratio 0.32
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 5,772 ft² (536 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 14; 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
- 108 11650 96 Ave 46 m² · RA20
- 11665 96A Ave 784 m² · R3
- 11685 95a Ave 703 m² · RS4
- 11700 96A Ave 923 m² · R3
- 11730 97 Ave 740 m² · R3
- 11758 96A Ave 616 m² · R3
- 11782 96 Ave 424 m² · RS7
- 11808 97 Ave 615 m² · R3
- 11826 96A Ave 613 m² · R3
- 301 11650 96 Ave 53 m² · RA20
- 9536 116a St 564 m² · RS1
- 9680 117B St 637 m² · R3
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.