11854 97A Ave
Surrey · PID 008-859-493
BC law allows 6 homes on this lot
13,164 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 | Land $/buildable ft² | |
|---|---|---|---|
| Today's zoning (R3) from the city's bylaw, FAR 0.49 | 6,458 ft² | about 5 | $201 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 13,164 ft² | up to 6 | $99 |
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
- 11854 97A Ave
- City
- Surrey
- PID
- 008-859-493
- Lot size
- 1,223 m² · 13,164 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,474,000 (land $1,301,000)
- Property tax
- about $5,050 a year
• 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
- 6,458 ft² (600 m²), floor space ratio 0.49
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 6,056 ft² (563 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
- 11775 98 Ave 658 m² · R3
- 11791 97A Ave 611 m² · R3
- 11811 97A Ave 1,224 m² · R3
- 11823 96A Ave 615 m² · R3
- 11837 98 Ave 620 m² · R3
- 11851 97A Ave 614 m² · R3
- 11865 97 Ave 527 m² · R3
- 11886 97A Ave 146 m² · R3
- 11906 97A Ave 325 m² · R3
- 11918 98 Ave 300 m² · R3
- 11932 97A Ave 611 m² · R3
- 11949 97 Ave 612 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.