8954 154 St
Surrey · PID 000-798-053
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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 (R3) from the city's bylaw, FAR 0.57 | 6,458 ft² | about 5 | $227 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 11,345 ft² | up to 6 | $129 |
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
- 8954 154 St
- City
- Surrey
- PID
- 000-798-053
- Lot size
- 1,054 m² · 11,345 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,479,900 (land $1,467,000)
- Property tax
- about $5,070 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 0.57
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 5,673 ft² (527 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
- 15355 Fraser Hwy 17,206 m² · C8
- 15410 90 Ave 392 m² · R4
- 15423 90 Ave 375 m² · R4
- 15435 90 Ave 372 m² · R4
- 15450 90 Ave 493 m² · R3
- 15478 90 Ave 428 m² · R4
- 15529 89A Ave 660 m² · R3
- 8878 154 St 1,033 m² · R3
- 8908 154 St 1,058 m² · R3
- 8935 155A St 406 m² · CD
- 8955 154 St 1,039 m² · R3
- 8985 154 St 1,039 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.