13432 25 Ave
Surrey · PID 005-536-723
Questions go to a licensed BC REALTOR® (PREC) with Vanak Realty. Free, no obligation.
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 (R1) from the city's bylaw, FAR 0.18 | 7,535 ft² | about 6 | $431 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 29,529 ft² | up to 4 | $110 |
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
- 13432 25 Ave
- City
- Surrey
- PID
- 005-536-723
- Lot size
- 3,919 m² · 42,184 ft²
- Zone
- R1 Houses, duplexes & small multiplexes R1 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $3,530,000 (land $3,246,000)
- Property tax
- about $12,100 a year
Zoning rules · R1 · Suburban Residential Zone
Small-scale multi-unit housing (2 to 6 units) on suburban lots generally larger than 1,858 m2.
- Max floor area
- 7,535 ft² (700 m²), floor space ratio 0.18
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 16,873 ft² (1,568 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 13; 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
- 13360 25 Ave 4,351 m² · RA
- 13387 25 Ave 4,596 m² · RA
- 13412 25 Ave 2,985 m² · R1
- 13431 25 Ave 2,976 m² · R1
- 13451 25 Ave 2,562 m² · R1
- 13454 26 Ave 2,536 m² · R1
- 13462 25 Ave 2,923 m² · R1
- 13477 24 Ave 5,786 m² · RA
- 13525 24 Ave 6,480 m² · RA
- 13539 25 Ave 12,335 m² · R2
- 13547 25 Ave 4,273 m² · RA
- 2455 134 St 4,052 m² · RA
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.