12197 96A Ave
Surrey · PID 030-145-295
BC law allows 6 homes on this lot
3,714 ft² lot · zone R5
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
- 12197 96A Ave
- City
- Surrey
- PID
- 030-145-295
- Lot size
- 345 m² · 3,714 ft²
- Zone
- R5 Houses, duplexes & small multiplexes R5 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,564,000 (land $946,000)
- Property tax
- about $5,360 a year
• Near a frequent bus stop
Zoning rules · R5 · Compact Residential Zone
Small-scale multi-unit housing (2 to 6 units) on compact, typically rear-lane lots of 291 m2 or larger.
- Max floor area
- 3,767 ft² (350 m²), floor space ratio 1.01
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 2,228 ft² (207 m²)
- Setbacks
- front 3.5 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 17; 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
- 12134 97A Ave 762 m² · R3
- 12150 97A Ave 852 m² · R3
- 12162 97A Ave 852 m² · R3
- 12174 97 Ave 966 m² · R3
- 12188 96A Ave 474 m² · R4
- 12199 97 Ave 852 m² · R3
- 12217 97 Ave 917 m² · R3
- 12230 96A Ave 397 m² · R4
- 12248 96A Ave 393 m² · R4
- 12264 97A Ave 850 m² · R3
- 9655 123 St 927 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.