Summary
This page shows duplexes and half duplexes for sale in Grandview Surrey, the Paragon (MLS) name for South Surrey's Grandview Heights area. A half duplex is one side of a building split into two homes. You own your side, and you share one wall with the neighbour.
About Grandview Heights
Grandview Heights is planned by the City of Surrey under the Grandview Heights General Land Use Plan. Its neighbourhood plan areas include Morgan Heights, Sunnyside Heights, Darts Hill, Redwood Heights, Orchard Grove and Grandview Heights, with Agricultural Land Reserve land on the east side. For the full picture, read my Grandview Heights guide, or see every home type on my Grandview Surrey homes for sale page.
Shopping and getting around
Grandview Corners, at 24 Avenue and 160 Street, is the main shopping area, with Grandview Central and a Walmart Supercentre nearby on 160 Street. Bus 354 runs along 160 Street, and routes 351 and 352 stop at the South Surrey Park & Ride.
Schools and recreation
Schools in the area include Edgewood Elementary (16666 23 Avenue), Sunnyside Elementary (2828 159 Street), Pacific Heights Elementary (17148 26 Avenue) and Grandview Heights Secondary (16987 25 Avenue). Catchment depends on the address, so check the Surrey Schools School Locator. The Grandview Heights Aquatic Centre is at 16855 24 Avenue.
What counts as a duplex
A duplex, in the City of Surrey's words, is a residential building split into two principal homes. In Grandview most are side-by-side pairs built as part of a newer subdivision, so each half looks like a narrow house with its own front door. MLS lists each side separately as a half duplex.
Strata or not?
Newer Grandview duplexes are often a two-unit strata. That means a strata corporation, bylaws and a Form B, even though there are only two owners and the "council" may just be the two of you. Others share one title and depend on a party-wall agreement registered on title for the shared wall and roof. Some are on two separate lots. Ask for the title and any strata plan at the start, because the setup changes what you'll be responsible for.
Suites
Surrey lets each half of a duplex have one secondary suite, matching the BC Building Code's one-suite-per-home limit. On a newer build, ask whether the suite was part of the original permit or added later. If it was added, ask to see the permit. The City has said the newer zoning rules don't make an unpermitted suite legal after the fact.
Zoning for duplexes in Grandview
Look up any Grandview lot in the City's COSMOS map to see its zone under Surrey Zoning Bylaw 12000. Many newer lots here are Comprehensive Development (CD) zones, each with site-specific rules, so what one street allows may not apply on the next. The old RF-SD semi-detached zone is now R6, and RF and RF-SS are now R3.
Surrey's small-scale multi-unit housing rules cover lots under 4,050 m² in zones RA, R1 to R5, R5-S and R6, and CD lots depending on size. Lots under 280 m² usually get up to 3 units, larger ones up to 4, and lots of at least 281 m² near a bus stop with 15-minute service can get up to 6. COSMOS or Schedule F of the bylaw will tell you if a lot qualifies.
A few things can still hold a project back: the City's review of sewer, water and drainage capacity, any Section 219 covenant on title, and a farm protection development permit for lots near the ALR edge on the east side of Grandview.
Before you buy a half duplex
- Ask how much of the home warranty is left and get the warranty documents.
- Search title for a strata plan, shared-wall agreement or restrictive covenants.
- With a strata half, the bylaws, Form B and minutes all need a read.
- Check the zone in COSMOS, and the ALR map if the lot is near the east edge.
For recent figures, see Fraser Valley Market Stats. For the area itself, read my Grandview Heights guide.
Nearby areas & related pages
Talk to me
Call or text me at 604-928-1361, or send me a message.
Selling? Get a free home evaluation and I'll tell you what your home could sell for.
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.