16192 78 Ave
Surrey · PID 031-830-811
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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 (R4) from the city's bylaw, FAR 0.64 | 4,844 ft² | about 4 | $255 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 5,335 ft² | up to 4 | $232 |
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
- 16192 78 Ave
- City
- Surrey
- PID
- 031-830-811
- Lot size
- 708 m² · 7,621 ft²
- Zone
- R4 Houses, duplexes & small multiplexes R4 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,866,000 (land $1,236,000)
- Property tax
- about $6,400 a year
Zoning rules · R4 · Small Lot Residential Zone
Small-scale multi-unit housing (2 to 6 units) on lots typically 336 m2 or larger.
- Max floor area
- 4,844 ft² (450 m²), floor space ratio 0.64
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 4,954 ft² (460 m²)
- Setbacks
- front 6.0 m, side 1.2 m, rear 6.0 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.
Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) · Part 16; 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
- 16087 77A Ave 1,369 m² · R2
- 16126 79 Ave 798 m² · R3
- 16158 78 Ave 721 m² · R3
- 16174 78 Ave 677 m² · R3
- 16188 78 Ave 601 m² · R4
- 16233 78 Ave 1,447 m² · R3
- 7723 161A St 1,010 m² · R2
- 7787 162A St 1,161 m² · CD
- 7815 161A St 659 m² · R3
- 7831 161A St 660 m² · R3
- 7840 161 St 660 m² · R3
- 7849 162B St 882 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.