12225 96A Ave
Surrey · PID 029-533-937
BC law allows 4 homes on this lot
4,672 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 4 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
- 12225 96A Ave
- City
- Surrey
- PID
- 029-533-937
- Lot size
- 434 m² · 4,672 ft²
- Zone
- R4 Houses, duplexes & small multiplexes R4 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,746,000 (land $1,033,000)
- Property tax
- about $5,980 a year
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 1.04
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 3,036 ft² (282 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
- 12130 96A Ave 404 m² · R4
- 12148 97 Ave 1,799 m² · R3
- 12160 96A Ave 419 m² · R4
- 12169 96 Ave 417 m² · R4
- 12178 97 Ave 1,127 m² · R3
- 12188 97 Ave 905 m² · R3
- 12197 96A Ave 345 m² · R5
- 12212 96A Ave 360 m² · R4
- 12225 97 Ave 785 m² · R3
- 12235 96 Ave 366 m² · R4
- 12248 97 Ave 2,015 m² · R3
- 12261 96 Ave 1,979 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.