12238 81A Ave
Surrey · PID 005-349-958
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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).
If this lot were rezoned
| Floor space | Homes | Land $/buildable ft² | |
|---|---|---|---|
| Today's zoning (R4) from the city's bylaw, FAR 0.18 | 4,844 ft² | about 4 | $495 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 18,392 ft² | up to 4 | $130 |
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
- 12238 81A Ave
- City
- Surrey
- PID
- 005-349-958
- Lot size
- 2,441 m² · 26,275 ft²
- Zone
- R4 Houses, duplexes & small multiplexes R4 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $2,397,000 (land $2,397,000)
- Property tax
- about $8,220 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 0.18
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 17,079 ft² (1,587 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
- 12158 82 Ave 14,548 m² · MR2
- 12234 82 Ave 383 m² · R4
- 12251 80B Ave 414 m² · R4
- 12266 82 Ave 370 m² · R4
- 12294 82 Ave 723 m² · R3
- 8063 122A St 371 m² · R4
- 8082 122A St 395 m² · R4
- 8119 122 St 375 m² · R4
- 8132 122A St 758 m² · R3
- 8139 123 St 762 m² · R3
- 8150 122 St 372 m² · R4
- 8159 123 St 762 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.