11865 96 Ave
Surrey · PID 002-095-653
BC law allows 6 homes on this lot
5,156 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).
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
- 11865 96 Ave
- City
- Surrey
- PID
- 002-095-653
- Lot size
- 479 m² · 5,156 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
- 5,156 ft² (479 m²), floor space ratio 1.00
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 3,094 ft² (287 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
- 11776 97 Ave 637 m² · R3
- 11802 96A Ave 613 m² · R3
- 11820 97 Ave 615 m² · R3
- 11833 96 Ave 798 m² · R3
- 11851 96A Ave 615 m² · R3
- 11873 95a Ave 1,159 m² · RD3
- 11912 96 Ave 2,016 m² · I1
- 11927 96A Ave 574 m² · R3
- 11941 96 Ave 792 m² · R3
- 11956 95a Ave 1,010 m² · I1
- 9529 119a St 563 m² · RD3
- 96 Ave 844 m² · RD3
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.