12197 71 Ave
Surrey · PID 010-478-329
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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 (RA) from the city's bylaw, FAR 0.85 | 8,140 ft² | about 6 | $161 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 9,548 ft² | up to 6 | $137 |
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
- 12197 71 Ave
- City
- Surrey
- PID
- 010-478-329
- Lot size
- 887 m² · 9,548 ft²
- Zone
- RA Houses, duplexes & small multiplexes RA rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,860,000 (land $1,312,000)
- Property tax
- about $6,370 a year
• Near a frequent bus stop
Zoning rules · RA · Acreage Residential Zone
Acreage lots of 4,050 m2 or more with up to 2 dwelling units; existing smaller lots get small-scale multi-unit housing of 2 to 6 units.
- Max floor area
- 8,140 ft² (756 m²), floor space ratio 0.85
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 3,724 ft² (346 m²)
- Setbacks
- front 7.5 m, side 1.8 m, rear 7.5 m, flanking side 3.6 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 12 s.A-G; 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
- 12156 72 Ave 864 m² · RA
- 12209 70A Ave 609 m² · CD
- 12248 72 Ave 669 m² · R3
- 12260 71A Ave 660 m² · R3
- 12272 72 Ave 660 m² · R3
- 7057 122A St 672 m² · R3
- 7070 122A St 692 m² · R3
- 7089 122A St 751 m² · R3
- 7098 122A St 862 m² · R3
- 7110 122A St 773 m² · R3
- 7121 122A St 669 m² · R3
- 7132 122 St 663 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.