12854 17 Ave
Surrey · PID 024-578-312
BC law allows 4 homes on this lot
41,796 ft² lot · zone RA
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 (RA) from the city's bylaw, FAR 0.66 | 27,489 ft² | about 21 | $188 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 29,257 ft² | up to 4 | $177 |
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
- 12854 17 Ave
- City
- Surrey
- PID
- 024-578-312
- Lot size
- 3,883 m² · 41,796 ft²
- Zone
- RA Houses, duplexes & small multiplexes RA rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $6,591,000 (land $5,179,000)
- Property tax
- about $22,590 a year
Zoning rules · RA · Acreage Residential Zone
Acreage lots of 4,050 m2 or more with up to 2 dwelling units; existing smaller lots get small-scale multi-unit housing of 2 to 6 units.
- Max floor area
- 27,489 ft² (2,554 m²), floor space ratio 0.66
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 10,449 ft² (971 m²)
- Setbacks
- front 7.5 m, side 1.8 m, rear 7.5 m, flanking side 3.6 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 12 s.A-G; 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
- 12758 16 Ave 464 m² · CD
- 12764 16 Ave 464 m² · CD
- 12822 16 Ave 1,485 m² · C8
- 12840 16 Ave 1,019 m² · C8
- 12864 17 Ave 1,662 m² · RA
- 12872 16 Ave 1,480 m² · C8
- 12912 16 Ave 522 m² · CD
- 12920 16 Ave 332 m² · CD
- 12930 16 Ave 326 m² · CD
- 12938 16 Ave 288 m² · CD
- 1599 128 St 1,393 m² · C8
- 1629 128 St 1,338 m² · C8
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.