13656 21 Ave
Surrey · PID 018-744-940
BC law allows 4 homes on this lot
16,017 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 0.31 | 5,005 ft² | about 4 | $384 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 11,212 ft² | up to 4 | $172 |
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
- 13656 21 Ave
- City
- Surrey
- PID
- 018-744-940
- Lot size
- 1,488 m² · 16,017 ft²
- Zone
- R2 Houses, duplexes & small multiplexes R2 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $2,435,000 (land $1,924,000)
- Property tax
- about $8,350 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 0.31
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 5,606 ft² (521 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
- 13610 20A Ave 1,167 m² · R2
- 13645 20A Ave 1,311 m² · R2
- 13676 21 Ave 1,207 m² · R2
- 13689 21A Ave 1,568 m² · R2
- 13716 21A Ave 1,118 m² · R2
- 13738 21A Ave 1,299 m² · R2
- 13768 21 Ave 1,379 m² · R2
- 13788 20A Ave 1,396 m² · R2
- 2038 137A St 1,307 m² · R2
- 2071 136A St 1,121 m² · R2
- 2083 136A St 1,128 m² · R2
- 2101 136A St 8,869 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.