12968 21A Ave
Surrey · PID 003-380-688
BC law allows 4 homes on this lot
17,190 ft² lot · zone R2
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 (R2) from the city's bylaw, FAR 0.32 | 5,501 ft² | about 4 | $354 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 12,033 ft² | up to 4 | $162 |
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
- 12968 21A Ave
- City
- Surrey
- PID
- 003-380-688
- Lot size
- 1,597 m² · 17,190 ft²
- Zone
- R2 Houses, duplexes & small multiplexes R2 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $2,202,000 (land $1,950,000)
- Property tax
- about $7,550 a year
Zoning rules · R2 · Quarter Acre Residential Zone
Small-scale multi-unit housing (2 to 6 units) on large lots, typically 930 m2 or larger; smaller lots allowed where public open space is provided.
- Max floor area
- 5,501 ft² (511 m²), floor space ratio 0.32
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 6,016 ft² (559 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 14; 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
- 12906 21B Ave 1,299 m² · R2
- 12925 21B Ave 1,119 m² · R2
- 12935 21B Ave 1,120 m² · R2
- 12947 21A Ave 1,301 m² · R2
- 12962 21A Ave 1,303 m² · R2
- 13042 21 Ave 2,028 m² · R1
- 13053 20A Ave 1,318 m² · R2
- 13060 21A Ave 1,486 m² · R2
- 13074 21A Ave 1,327 m² · R2
- 13083 21A Ave 1,166 m² · R2
- 13088 21 Ave 1,300 m² · R2
- 2036 129B St 1,300 m² · R2
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.