12399 102 Ave
Surrey · PID 023-171-391
Questions go to a licensed BC REALTOR® (PREC) with Vanak Realty. Free, no obligation.
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 | |
|---|---|---|
| Today's zoning (R3) from the city's bylaw, FAR 0.47 | 6,458 ft² | about 5 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 9,592 ft² | up to 4 |
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. 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
- 12399 102 Ave
- City
- Surrey
- PID
- 023-171-391
- Lot size
- 1,273 m² · 13,702 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,672,000
- Property tax
- about $5,730 a year
• No city water main found within about 50 m: check servicing with the city
Zoning rules · R3 · Urban Residential Zone
Small-scale multi-unit housing for 2 to 6 units on urban lots typically 560 m2 or larger.
- Max floor area
- 6,458 ft² (600 m²), floor space ratio 0.47
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 4,796 ft² (446 m²)
- Setbacks
- side 1.2 m, rear 7.5 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. R3 also permits a houseplex.
Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) · Part 15; 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
- 10165 Beaver Dr 668 m² · CD
- 10207 124A St 873 m² · CD
- 10223 124 St 820 m² · CD
- 10236 124 St 821 m² · CD
- 10247 124A St 805 m² · CD
- 10259 124A St 804 m² · CD
- 10276 124A St 803 m² · CD
- 10291 124 St 720 m² · CD
- 12290 103A Ave 1,338 m² · R3
- 12346 103A Ave 736 m² · R3
- 12421 Park Dr 715 m² · CD
- 12431 Park Dr 976 m² · CD
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.