11741 99 Ave
Surrey · PID 011-839-597
BC law allows 4 homes on this lot
40,580 ft² lot · zone R3
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 (R3) from the city's bylaw, FAR 0.16 | 6,458 ft² | about 5 | $165 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 28,406 ft² | up to 4 | $37 |
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
- 11741 99 Ave
- City
- Surrey
- PID
- 011-839-597
- Lot size
- 3,770 m² · 40,580 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,065,000 (land $1,065,000)
- Property tax
- about $3,650 a year
• No city sanitary sewer or water main found within about 50 m: check servicing with the city
Zoning rules · R3 · Urban Residential Zone
Small-scale multi-unit housing for 2 to 6 units on urban lots typically 560 m2 or larger.
- Max floor area
- 6,458 ft² (600 m²), floor space ratio 0.16
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 14,203 ft² (1,320 m²)
- Setbacks
- side 1.2 m, rear 7.5 m, flanking side 2.4 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. R3 also permits a houseplex.
Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) · Part 15; 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
- 10012 117 St 982 m² · R3
- 11663 99A Ave 785 m² · R3
- 11676 99A Ave 666 m² · R3
- 11689 99A Ave 662 m² · R3
- 11706 99A Ave 663 m² · R3
- 11722 99A Ave 663 m² · R3
- 11740 100 Ave 3,616 m² · R3
- 11776 100 Ave 726 m² · R3
- 11792 99 Ave 2,120 m² · R1
- 11805 99A Ave 730 m² · R3
- 11816 99A Ave 742 m² · R3
- 11829 99 Ave 742 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.