13794 116 Ave
Surrey · PID 004-195-001
BC law allows 4 homes on this lot
39,310 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 | 25,997 ft² | about 20 | $52 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 27,517 ft² | up to 4 | $49 |
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
- 13794 116 Ave
- City
- Surrey
- PID
- 004-195-001
- Lot size
- 3,652 m² · 39,310 ft²
- Zone
- RA Houses, duplexes & small multiplexes RA rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,374,500 (land $1,352,000)
- Property tax
- about $4,710 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
- 25,997 ft² (2,415 m²), floor space ratio 0.66
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 9,827 ft² (913 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
- 11498 138 St 669 m² · R3
- 11579 138B St 787 m² · R3
- 13715 115 Ave 1,633 m² · R3
- 13739 115 Ave 3,841 m² · R3
- 13761 116 Ave 6,072 m² · IL
- 13785 115 Ave 722 m² · R3
- 13814 116 Ave 2,950 m² · RA
- 13820 116 Ave 743 m² · R3
- 13830 115 Ave 942 m² · R3
- 13842 115 Ave 978 m² · R3
- 13851 115 Ave 7,532 m² · RA
- 13859 115 Ave 736 m² · R3
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.