13095 21A Ave
Surrey · PID 004-318-200
BC law allows 4 homes on this lot
12,917 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 0.39 | 5,005 ft² | about 4 | $358 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 9,042 ft² | up to 4 | $198 |
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
- 13095 21A Ave
- City
- Surrey
- PID
- 004-318-200
- Lot size
- 1,200 m² · 12,917 ft²
- Zone
- R2 Houses, duplexes & small multiplexes R2 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $2,039,000 (land $1,794,000)
- Property tax
- about $6,990 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
- 5,005 ft² (465 m²), floor space ratio 0.39
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 4,908 ft² (456 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
- 12959 22A Ave 1,300 m² · R2
- 13042 21 Ave 2,028 m² · R1
- 13059 21A Ave 1,509 m² · R2
- 13070 22A Ave 1,468 m² · R2
- 13082 21A Ave 1,126 m² · R2
- 13087 22A Ave 1,174 m² · R2
- 13113 22A Ave 1,300 m² · R2
- 13145 22A Ave 1,298 m² · R2
- 13179 22A Ave 1,119 m² · R2
- 2096 131A St 1,392 m² · R2
- 2110 131A St 1,313 m² · R2
- 2125 131B St 1,340 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.