12198 96A Ave
Surrey · PID 026-672-685
BC law allows 6 homes on this lot
3,800 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).
If this lot were rezoned
| Floor space | Homes | Land $/buildable ft² | |
|---|---|---|---|
| Today's zoning (R5) from the city's bylaw, FAR 0.99 | 3,767 ft² | about 3 | $253 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 3,800 ft² | up to 6 | $251 |
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
- 12198 96A Ave
- City
- Surrey
- PID
- 026-672-685
- Lot size
- 353 m² · 3,800 ft²
- Zone
- R5 Houses, duplexes & small multiplexes R5 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,284,000 (land $955,000)
- Property tax
- about $4,400 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 0.99
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 2,280 ft² (212 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
- 12127 95A Ave 701 m² · R3
- 12141 96 Ave 417 m² · R4
- 12156 96 Ave 1,019 m² · R3
- 12167 95A Ave 680 m² · R3
- 12177 97 Ave 851 m² · R3
- 12188 97 Ave 905 m² · R3
- 12199 97 Ave 852 m² · R3
- 12217 97 Ave 917 m² · R3
- 12231 96A Ave 434 m² · R4
- 12249 96 Ave 1,977 m² · R3
- 12273 96 Ave 763 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.