12179 96A Ave
Surrey · PID 025-990-560
BC law allows 6 homes on this lot
5,038 ft² lot · zone R4
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 (R4) from the city's bylaw, FAR 0.96 | 4,844 ft² | about 4 | $220 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 5,038 ft² | up to 6 | $211 |
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
- 12179 96A Ave
- City
- Surrey
- PID
- 025-990-560
- Lot size
- 468 m² · 5,038 ft²
- Zone
- R4 Houses, duplexes & small multiplexes R4 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,663,000 (land $1,065,000)
- Property tax
- about $5,700 a year
• Near a frequent bus stop
Zoning rules · R4 · Small Lot Residential Zone
Small-scale multi-unit housing (2 to 6 units) on lots typically 336 m2 or larger.
- Max floor area
- 4,844 ft² (450 m²), floor space ratio 0.96
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 3,274 ft² (304 m²)
- Setbacks
- front 6.0 m, side 1.2 m, rear 6.0 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.
Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) · Part 16; 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
- 12102 96 Ave 824 m² · R3
- 12130 96A Ave 404 m² · R4
- 12142 96A Ave 420 m² · R4
- 12155 96A Ave 469 m² · R4
- 12164 96 Ave 734 m² · R3
- 12174 97 Ave 966 m² · R3
- 12186 97A Ave 852 m² · R3
- 12193 96A Ave 345 m² · R5
- 12206 97A Ave 851 m² · R3
- 12218 97A Ave 916 m² · R3
- 12230 96A Ave 397 m² · R4
- 12244 97A Ave 850 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.