13090 111 Avenue, North Surrey: an 8,836 sq ft R3 lot across from Poplar Park, listed at $999,900.

Why this listing is different from most of what I write about

Most of the homes I feature here are about the house — the kitchen, the rec room, the primary suite. This one isn’t. There is a home on the property, and it’s a real five-bedroom home that someone can live in today, but the reason 13090 111 Avenue is worth your attention is what’s underneath it. Here’s what stands out to me:

1. The lot is big for the neighbourhood. 8,836 sq ft in Surrey City Centre, where lots are steadily being consolidated and redeveloped. The size comes from the depth: about 168 feet on the long side, per the property report.
2. It faces south. The home fronts south onto 111 Avenue with the deep yard behind it, which matters for light, for gardens and for how any future building would sit on the site.
3. It’s zoned R3. R3 is the zone Surrey created in 2024 for small-scale multi-unit housing — duplexes, houseplexes, suites, coach houses and garden suites. More on exactly what that does and doesn’t mean below.
4. It sits inside the City Centre Plan. The property is designated Urban I / Urban Residential, and the property report attached to the listing identifies a 1.0 floor area ratio for the designation.
5. Services are already there. The lot is connected to full municipal services, which removes one of the bigger unknowns on a redevelopment budget.
6. The park is across the street, not down the block. Poplar Park — playground, picnic area, grass field and a 300-metre forest loop trail with Fraser River views — is at 13095 111 Avenue, literally across the road.

None of that is a promise of what you’ll be allowed to build. Zoning gives you the rules; the City gives you the permit. But if you’ve been looking for a serviced, deep, south-facing lot in a part of Surrey that’s being rebuilt around SkyTrain, this is the kind of property that doesn’t come up every week.

The lot — 49 feet wide, 168 feet deep

The property report puts the lot at approximately 8,836 sq ft: roughly 49 feet of frontage on 111 Avenue and about 168 feet of depth. That’s a long, narrow lot, and the aerial outline below shows it clearly — the existing home near the street, open yard behind it, and the full run of the lot back to the rear line. It isn’t a perfect rectangle: the diagram marks the street frontage at about 49.3 feet, the rear line at about 50.3 feet, the west side at about 168.5 feet and the east side at about 129.6 feet. The property is fenced.

Lot dimensions are approximate and were sourced through BC Assessment and AutoProp; see the property report attached to the listing. Buyers to verify if deemed important.

The existing home — a 1948 two-storey with five bedrooms

The house dates to 1948 and is being presented with the property’s future in mind rather than its current finishes. That said, it’s a real home: two storeys, 5 bedrooms, 3 bathrooms and 2,235 sq ft, with in-suite laundry, a fridge, stove, dishwasher, washer and dryer, window coverings, a garden and parking for four. For a buyer who wants to hold the land, that’s a house that can be lived in or, subject to the usual rules, rented while plans come together. The aerials also show a detached structure at the rear of the lot — the City of Surrey building records attached to the listing are the place to confirm what’s permitted and what’s there.

What R3 zoning actually means here

In July 2024, Surrey rewrote its single-family zoning to comply with the Province’s small-scale multi-unit housing (SSMUH) legislation. The new R3 zone is the one that applies to this property. In plain language, per the City of Surrey’s SSMUH zoning page:

• Lots of 280 m² (about 3,014 sq ft) or larger may accommodate up to 4 dwelling units. This lot is about 821 m².
• Eligible lots inside a designated Frequent Bus Stop Area (within 400 metres of prescribed frequent bus service) may accommodate up to 6 units.
• Permitted forms include single-family, duplex, secondary suites, coach houses and garden suites, and — in the R3 zone specifically — houseplexes (a triplex or fourplex in one building).
• Houseplexes have site conditions: the City says they need lane access or two street frontages (a corner or through lot), must be outside a Transit-Oriented Area, and typically need a minimum lot width of about 18 metres. Secondary suites are not permitted inside a houseplex.

The listing’s zoning analysis works those rules through for this lot: under current R3 regulations, up to approximately 6,028 sq ft of duplex floor area or approximately 6,458 sq ft of houseplex floor area, with further opportunities for secondary suites, coach houses and garden suites depending on the configuration — and with houseplex development subject to the lot meeting the corner, through-lot or lane-access requirement. The property is also designated Urban I / Urban Residential in the City Centre Plan, with the property report identifying a 1.0 FAR.

I’m a REALTOR®, not a planner. Zoning and plan designations set the framework; unit counts, floor area, setbacks, lot coverage, access, tree protection, servicing and timelines are all confirmed by the City of Surrey, not by a listing. Verify your intended use before you rely on any of this.

Surrey City Centre — the park, the school and the SkyTrain

Whalley is the older residential fabric on the edge of Surrey City Centre — the part of Surrey that has been rebuilding itself around SkyTrain for two decades, with SFU Surrey, City Hall, Central City and the towers along King George Boulevard. From this address the towers are in view to the south, but the street itself is still established homes and mature trees. What makes this particular lot work day to day is how much is within walking distance.

Poplar Park, directly across the street

Poplar Park is at 13095 111 Avenue — across the road from the property. The City of Surrey lists a picnic area, playground, grass sports field and trails. The upper section sits on a natural ridge with open green space for picnicking and soccer; below it, a forest of poplar, cottonwood, alder and fir carries a natural-area trail that loops for about 300 metres, with views of the Fraser River and the North Shore mountains. The City notes the descent into the forest can get steep. It’s open dawn to dusk.

Distances that matter

Distances and times from Google Maps as of September 2026. Actual times vary.

Schools

The nearest elementary is Theresa Clarke Elementary at 13104 109 Avenue, one of the Surrey School District’s newer schools, named for a late Kwantlen elder who grew up on Kwantlen territory and lived to 100. The nearby secondary serving the Whalley and City Centre area is Kwantlen Park Secondary. Catchment boundaries change and programs of choice have their own rules, so confirm this specific address with the Surrey Schools catchment locator before you rely on it.

The view from up here

The aerials tell the story of the location better than I can: the Fraser River and the North Shore mountains one way, the City Centre skyline the other, and a grid of established streets in between.

What $999,900 is buying

Listed at $999,900, the property works out to about $113 per square foot of land. That’s the number that matters here, not price per square foot of house. For a land purchase in Surrey City Centre, what you’re paying for is the lot size, the depth, the zoning, the plan designation and the location relative to SkyTrain — and the existing five-bedroom home is the bonus that lets the property carry itself while you decide what to do with it.

I don’t quote a benchmark price against a lot like this, because a benchmark describes a typical house and this isn’t being sold as one. What I’d want you to look at instead is recent sales of comparable R3 lots in Whalley and Surrey City Centre — size, depth, access and what was on them — which I’m happy to pull for you. And if you’re weighing this against holding a rental elsewhere, my multi-family investing guide and investment property guide lay out how I think about land, income and carrying costs.

The details — taxes, zoning and what’s included

Who this property fits

The builder or developer. A serviced, south-facing, 168-foot-deep R3 lot inside the City Centre Plan is the raw material for small-scale multi-unit housing. The listing’s zoning analysis is the starting point; a pre-application meeting with the City is the next step.

The buyer who wants to hold land with a house on it. Five bedrooms and three bathrooms is a home that can be occupied, or rented subject to the usual rules, while you work out timing. You’re buying the option, not just the house.

The multi-generational family with a long view. A big lot in a neighbourhood being rebuilt around SkyTrain gives a family room to live now and room to add a suite, a coach house or a garden suite later, subject to City approval.

Who it’s probably not for: someone looking for a finished, move-in-ready house, or a buyer who wants certainty about what can be built before they’ve done the work with the City. This is a land purchase, and the diligence is part of the deal.

What I’d verify before writing an offer

I tell every buyer the same thing, including on my own listings: confirm what matters to you during your subject period rather than assuming.

1. Density and building form with the City of Surrey. Unit count, floor area, setbacks, lot coverage, height, access, parking and tree protection — and specifically whether this lot qualifies for a houseplex, which depends on lane access or two street frontages.
2. The Frequent Bus Stop Area question. Whether the address falls inside a designated area determines whether the ceiling is 4 units or 6.
3. The building records. The City of Surrey records attached to the listing, including what’s on file for the detached structure at the rear.
4. Lot dimensions and area. The figures here come from BC Assessment and AutoProp and are approximate, and the two side boundaries are different lengths; a survey settles both the shape and the square footage.
5. The existing home. If you plan to live in it or rent it, an independent inspection of a 1948 house is standard advice.
6. Servicing capacity. Connected is not the same as sized for six units. Ask Engineering.
7. School catchment, if it matters to you, with the Surrey Schools catchment locator.

Frequently asked questions

What is the listing price of 13090 111 Avenue, Surrey?

13090 111 Avenue, North Surrey is listed at $999,900. It is an approximately 8,836 sq ft freehold lot with R3 zoning, and the existing home is a 1948 two-storey with 5 bedrooms, 3 bathrooms and 2,235 sq ft of living space.

How big is the lot at 13090 111 Avenue?

Approximately 8,836 sq ft, with about 49 feet of frontage on 111 Avenue and roughly 168 feet of depth, per the property report sourced through BC Assessment and AutoProp. The lot is south-facing, fenced and connected to full municipal services. Dimensions are approximate and should be verified.

What does R3 zoning allow in Surrey?

R3 is the City of Surrey’s small-scale multi-unit housing zone, in effect since July 8, 2024. On lots of 280 m² or larger it may accommodate up to 4 dwelling units, and up to 6 units on eligible lots inside a designated Frequent Bus Stop Area. Permitted forms include single-family, duplex, secondary suites, coach houses, garden suites and — where the lot has lane access or two street frontages and meets the City’s other requirements — houseplexes. Buyers must confirm permitted density and building form for this specific lot with the City of Surrey.

How much floor area could be built on this lot?

The listing’s zoning analysis indicates that current R3 regulations provide for up to approximately 6,028 sq ft of duplex floor area or approximately 6,458 sq ft of houseplex floor area, with additional opportunities for secondary suites, coach houses and garden suites depending on the configuration. Houseplex development is subject to the property being a corner lot, a through lot or having lane access. These figures are estimates for discussion only and must be verified with the City of Surrey.

What is the City Centre Plan designation for 13090 111 Avenue?

The property is designated Urban I / Urban Residential within Surrey’s City Centre Plan, and the property report attached to the listing identifies a 1.0 floor area ratio for the designation. The plan designation and the zoning are separate layers; both should be confirmed with the City.

Is there a park or school nearby?

Yes. Poplar Park (13095 111 Avenue) is directly across the street, with a playground, picnic area, grass field and a forest loop trail with Fraser River views. Theresa Clarke Elementary at 13104 109 Avenue is about a 7-minute walk, and Kwantlen Park Secondary serves the surrounding Whalley and City Centre area. Confirm catchments with Surrey Schools.

How far is 13090 111 Avenue from SkyTrain?

Gateway Station on the Expo Line is about 1.2 km away — roughly an 18-minute walk or a 6-minute bike ride. Surrey Central Station, SFU Surrey and City Hall are about 2.3 km, roughly a 6-minute drive, and Central City Shopping Centre is about a 6-minute drive.

Can I live in the existing house?

Yes. The existing home is a 1948 two-storey with 5 bedrooms, 3 bathrooms, 2,235 sq ft, in-suite laundry, appliances, window coverings, a garden and parking for 4. It is being presented with the land’s future potential in mind rather than its current finishes, so buyers who plan to occupy or rent it should have it independently inspected.

Next steps

If 13090 111 Avenue is on your list:

1. Ask for the package — the property report, zoning summary and building records are all on the full listing page.
2. Walk the lot — call or text 604-202-6092 or email Craig@SoldByCraig.ca to book a time.
3. Book a pre-application meeting with the City of Surrey if you’re planning to build. I can help you frame the questions.
4. Selling first? Start with a free home evaluation so you know what your current home is worth before you commit to a land purchase.

I’ve represented buyers and sellers in Surrey City Centre and Guildford before — including a condo steps from Gateway Station and one on University Drive — and you can see those on my sold listings page. Most of my work is Tri-Cities move-up families, but land is land, and the diligence is the same everywhere.

Sources: listing details, property report and zoning summary for 13090 111 Avenue (Craig Johnston PREC*, Royal LePage Elite West; lot dimensions via BC Assessment and AutoProp); City of Surrey — Zoning for Small-Scale Multi-Unit Housing; City of Surrey — Houseplexes; City of Surrey — Poplar Park; Surrey Schools — Theresa Clarke Elementary; Google Maps distances as of September 2026. Information is believed accurate but not guaranteed; buyers should independently verify permitted density, unit count, building area, access, setbacks, servicing and development potential with the City of Surrey.