13896 94A Ave
Surrey · PID 008-648-221
BC law allows 4 homes on this lot
13,003 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 0.38 | 5,005 ft² | about 4 | $285 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 9,102 ft² | up to 4 | $157 |
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
- 13896 94A Ave
- City
- Surrey
- PID
- 008-648-221
- Lot size
- 1,208 m² · 13,003 ft²
- Zone
- R2 Houses, duplexes & small multiplexes R2 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,589,000 (land $1,428,000)
- Property tax
- about $5,450 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 0.38
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 4,941 ft² (459 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
- 13824 96 Ave 8,401 m² · CD
- 13887 94 Ave 661 m² · R3
- 13916 94A Ave 997 m² · R3
- 13934 Tallon Pl 850 m² · R3
- 13955 Tallon Pl 669 m² · R3
- 13974 Tallon Pl 779 m² · R3
- 9370 138A St 742 m² · R3
- 9386 138A St 666 m² · R3
- 9407 138A St 677 m² · R3
- 9436 139A St 690 m² · R3
- 9486 139 St 762 m² · R3
- 9516 139 St 669 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.