16477 109A Ave
Surrey · PID 024-063-088
BC law allows 4 homes on this lot
14,510 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 0.34 | 5,005 ft² | about 4 | $325 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 10,157 ft² | up to 4 | $160 |
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
- 16477 109A Ave
- City
- Surrey
- PID
- 024-063-088
- Lot size
- 1,348 m² · 14,510 ft²
- Zone
- R2 Houses, duplexes & small multiplexes R2 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $2,269,000 (land $1,628,000)
- Property tax
- about $7,780 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 0.34
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 5,078 ft² (472 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
- 10898 165 St 560 m² · R3
- 10919 164A St 592 m² · R3
- 10938 164A St 560 m² · R3
- 10966 164 St 599 m² · R3
- 11006 164A St 1,330 m² · R2
- 11018 164A St 1,320 m² · R2
- 11036 164 St 1,223 m² · CD
- 11055 164A St 1,298 m² · R2
- 11091 165 St 1,917 m² · R1
- 16458 110 Ave 821 m² · RA
- 16470 111 Ave 1,350 m² · R2
- 16498 109A Ave 1,300 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.