16480 109A Ave
Surrey · PID 024-063-061
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What BC law allows here
Under BC's small-scale multi-unit housing law, the city must allow at least 6 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 0.31 | 5,005 ft² | about 4 | $334 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 15,931 ft² | up to 6 | $105 |
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
- 16480 109A Ave
- City
- Surrey
- PID
- 024-063-061
- Lot size
- 1,480 m² · 15,931 ft²
- Zone
- R2 Houses, duplexes & small multiplexes R2 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $2,750,000 (land $1,672,000)
- Property tax
- about $9,430 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
- 5,005 ft² (465 m²), floor space ratio 0.31
- Max height
- 36 ft (11.0 m), 3 incl. basement (duplex) storeys
- Max building footprint
- 5,576 ft² (518 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
- 10859 165B St 701 m² · R3
- 10872 165 St 560 m² · R3
- 10888 165 St 560 m² · R3
- 10916 164A St 560 m² · R3
- 10938 164A St 560 m² · R3
- 10968 164A St 720 m² · R3
- 11013 164 St 563 m² · R3
- 11067 165 St 2,060 m² · R1
- 16458 110 Ave 821 m² · RA
- 16475 109 Ave 566 m² · R3
- 16495 108B Ave 559 m² · R3
- 16533 109A Ave 1,200 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.