13865 96 Ave
Surrey · PID 005-349-575
Near rapid transit: buildings up to 8 storeys may be allowed
86,402 ft² lot · zone R2
Free, no obligation. Questions go to a licensed BC REALTOR® with Vanak International Properties.
What BC law allows here
This lot is in a transit-oriented area: BC law lets the city approve buildings up to 8 storeys here.
If this lot were rezoned
| Floor space | Homes | Land $/buildable ft² | |
|---|---|---|---|
| Today's zoning (R2) from the city's bylaw, FAR 0.32 | 27,649 ft² | about 21 | $362 |
| Transit-area rezoning (Bill 47) the city must allow at least 8 storeys, FAR 3.00 | 259,205 ft² | about 294 | $39 |
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
- 13865 96 Ave
- City
- Surrey
- PID
- 005-349-575
- Lot size
- 8,027 m² · 86,402 ft²
- Zone
- R2 Houses, duplexes & small multiplexes R2 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $10,015,000 (land $10,015,000)
- Property tax
- about $34,320 a year
• Near a frequent bus stop
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
- 27,649 ft² (2,569 m²), floor space ratio 0.32
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 30,241 ft² (2,809 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
- 13845 96 Ave 27,004 m² · R3
- 13871 Laurel Dr 10,622 m² · MR6
- 13886 Laurel Dr 360 m² · R4
- 13902 Laurel Dr 359 m² · R4
- 13932 96 Ave 2,107 m² · R3
- 9585 139 St 2,453 m² · R3
- 9606 139 St 357 m² · R4
- 9614 139 St 352 m² · R4
- 9622 139 St 539 m² · R3
- 9633 139 St 406 m² · R4
- 9641 139 St 390 m² · R4
- 9654 139 St 436 m² · R4
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.