11851 96A Ave
Surrey · PID 011-840-471
BC law allows 6 homes on this lot
6,620 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 6 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 | |
|---|---|---|
| Today's zoning (R3) from the city's bylaw, FAR 0.96 | 6,383 ft² | about 5 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 6,620 ft² | up to 6 |
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. 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
- 11851 96A Ave
- City
- Surrey
- PID
- 011-840-471
- Lot size
- 615 m² · 6,620 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Property tax
- $3.43 per $1,000 of assessed value
• Near a frequent bus stop
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
- 6,383 ft² (593 m²), floor space ratio 0.96
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 3,972 ft² (369 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
- 11750 97A Ave 870 m² · R3
- 11779 96 Ave 912 m² · C4
- 11801 96 Ave 799 m² · R3
- 11813 96A Ave 616 m² · R3
- 11826 96A Ave 613 m² · R3
- 11837 97 Ave 607 m² · R3
- 11850 96 Ave 404 m² · RS7
- 11863 96 Ave 797 m² · R3
- 11886 97A Ave 146 m² · R3
- 11907 96A Ave 1,057 m² · R2
- 11920 96A Ave 612 m² · R3
- 11930 96 Ave 1,014 m² · I1
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.