12475 21A Ave
Surrey · PID 002-974-789
BC law allows 4 homes on this lot
10,290 ft² lot · zone R3
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).
If this lot were rezoned
| Floor space | Homes | Land $/buildable ft² | |
|---|---|---|---|
| Today's zoning (R3) from the city's bylaw, FAR 0.63 | 6,458 ft² | about 5 | $245 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 7,203 ft² | up to 4 | $220 |
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
- 12475 21A Ave
- City
- Surrey
- PID
- 002-974-789
- Lot size
- 956 m² · 10,290 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,682,400 (land $1,584,000)
- Property tax
- about $5,770 a year
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 0.63
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 5,351 ft² (497 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
- 12388 21A Ave 619 m² · R3
- 12429 22 Ave 787 m² · R3
- 12468 21A Ave 896 m² · R3
- 12504 21A Ave 668 m² · R3
- 12520 22 Ave 1,345 m² · CD
- 12533 21A Ave 689 m² · R3
- 12545 Ocean Forest Pl 795 m² · R3
- 12562 22 Ave 2,027 m² · CD
- 2085 Ocean Forest Dr 671 m² · R3
- 2117 Ocean Forest Dr 740 m² · R3
- 2140 124 St 1,494 m² · R3
- 2166 Ocean Forest Dr 717 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.