12561 96A Ave
Surrey · PID 012-500-305
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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 (R3) from the city's bylaw, FAR 0.67 | 6,458 ft² | about 5 | $204 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 6,698 ft² | up to 4 | $197 |
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
- 12561 96A Ave
- City
- Surrey
- PID
- 012-500-305
- Lot size
- 889 m² · 9,569 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,355,500 (land $1,318,000)
- Property tax
- about $4,650 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 0.67
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 5,167 ft² (480 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
- 12474 96A Ave 680 m² · R3
- 12492 96 Ave 674 m² · R3
- 12514 96A Ave 680 m² · R3
- 12531 96 Ave 644 m² · R3
- 12545 96A Ave 700 m² · R3
- 12558 96 Ave 707 m² · R3
- 12571 96 Ave 677 m² · R3
- 12588 97 Ave 747 m² · R3
- 12608 97 Ave 747 m² · R3
- 12620 96A Ave 746 m² · R3
- 12638 97 Ave 743 m² · R3
- 9590 125 St 844 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.