16911 104 Ave
Surrey · PID 018-501-427
BC law allows 6 homes on this lot
7,190 ft² lot · zone R3
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 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 (R3) from the city's bylaw, FAR 0.90 | 6,458 ft² | about 5 | $196 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 7,190 ft² | up to 6 | $176 |
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
- 16911 104 Ave
- City
- Surrey
- PID
- 018-501-427
- Lot size
- 668 m² · 7,190 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,569,000 (land $1,267,000)
- Property tax
- about $5,380 a year
• Near a frequent bus stop
Zoning rules · R3 · Urban Residential Zone
Small-scale multi-unit housing for 2 to 6 units on urban lots typically 560 m2 or larger.
- Max floor area
- 6,458 ft² (600 m²), floor space ratio 0.90
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 4,170 ft² (387 m²)
- Setbacks
- side 1.2 m, rear 7.5 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. R3 also permits a houseplex.
Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) · Part 15; 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
- 10438 168A St 606 m² · R3
- 10477 169 St 667 m² · R3
- 10513 170A St 560 m² · R3
- 16850 104 Ave 1,533 m² · RA
- 16870 104 Ave 2,525 m² · RA
- 16889 103A Ave 660 m² · R3
- 16905 104A Ave 660 m² · R3
- 16926 104 Ave 1,868 m² · RA
- 16950 103A Ave 663 m² · R3
- 16967 103A Ave 660 m² · R3
- 16981 104 Ave 562 m² · R3
- 16996 104A Ave 567 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.