13820 Cowan Rd
Surrey · PID 007-379-587
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What BC law allows here
Under BC's small-scale multi-unit housing law, the city must allow at least 6 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 (R3) from the city's bylaw, FAR 0.64 | 6,458 ft² | about 5 | $190 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 10,150 ft² | up to 6 | $121 |
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
- 13820 Cowan Rd
- City
- Surrey
- PID
- 007-379-587
- Lot size
- 943 m² · 10,150 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,257,700 (land $1,227,000)
- Property tax
- about $4,310 a year
• No city sanitary sewer main found within about 50 m: check servicing with the city
• Near a frequent bus stop
Zoning rules · R3 · Urban Residential Zone
Small-scale multi-unit housing for 2 to 6 units on urban lots typically 560 m2 or larger.
- Max floor area
- 6,458 ft² (600 m²), floor space ratio 0.64
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 5,278 ft² (490 m²)
- Setbacks
- side 1.2 m, rear 7.5 m, flanking side 2.4 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. R3 also permits a houseplex.
Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) · Part 15; 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
- 10765 139 St 703 m² · R3
- 13734 Grosvenor Rd 792 m² · R3
- 13752 Grosvenor Rd 780 m² · R3
- 13762 Franklin Rd 772 m² · R3
- 13774 Franklin Rd 772 m² · R3
- 13786 Franklin Rd 772 m² · R3
- 13799 108 Ave 1,169 m² · R3
- 13809 108 Ave 841 m² · R3
- 13820 Berg Rd 735 m² · R3
- 13832 Cowan Rd 1,657 m² · R3
- 13844 Cowan Rd 1,974 m² · R3
- 13866 Cowan Rd 1,993 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.