16471 111 Ave
Surrey · PID 018-622-429
BC law allows 4 homes on this lot
21,625 ft² lot · zone R1
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 (R1) from the city's bylaw, FAR 0.35 | 7,535 ft² | about 6 | $267 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 15,137 ft² | up to 4 | $133 |
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
- 16471 111 Ave
- City
- Surrey
- PID
- 018-622-429
- Lot size
- 2,009 m² · 21,625 ft²
- Zone
- R1 Houses, duplexes & small multiplexes R1 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $2,802,000 (land $2,012,000)
- Property tax
- about $9,600 a year
Zoning rules · R1 · Suburban Residential Zone
Small-scale multi-unit housing (2 to 6 units) on suburban lots generally larger than 1,858 m2.
- Max floor area
- 7,535 ft² (700 m²), floor space ratio 0.35
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 8,650 ft² (804 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 13; 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
- 11008 164 St 1,223 m² · CD
- 11022 164 St 1,223 m² · CD
- 11031 164A St 1,298 m² · R2
- 11043 164A St 1,298 m² · R2
- 11054 164A St 1,320 m² · R2
- 11074 168 St 1,125 m² · R2
- 11081 168 St 1,300 m² · R2
- 11091 165 St 1,917 m² · R1
- 11099 168 St 1,463 m² · R2
- 11160 164 St 1,128 m² · R2
- 11196 164 St 1,315 m² · R2
- 16440 112 Ave 1,594 m² · R2
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.