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Jared Gibbons – South Surrey Realtor

South Surrey Realtor | Homes for Sale, Condos & MLS Listings

Agricultural Land and Farms in South Surrey

Written by Jared Gibbons, REALTOR®

I help South Surrey farm buyers work through ALR status, zoning and water. I've been a REALTOR® since 2015 and a member of the Fraser Valley Real Estate Board's Medallion Club for 10 straight years, which puts me in the top 1% of all Realtors in the Fraser Valley by FVREB sales. I'm #1 in South Surrey/White Rock by MLS points for 2025 and 2026 year to date, with more than $500M in sales.

Summary

This page is for people looking at farms and agricultural land in South Surrey. Most of it is in the Agricultural Land Reserve, so two sets of rules apply: the Agricultural Land Commission's rules for ALR land, and the City of Surrey's agricultural zones. Before you fall for a property, it helps to know how many homes you can have, what the well and septic rules are, and whether the land sits in the lowland floodplain. Here's a plain guide.

Getting to know South Surrey farm land

Where the farm land is

South Surrey's farm land is mostly on the east side, around Hazelmere near 16 Avenue and 184 Street and along the Little Campbell River, and in the Serpentine and Nicomekl lowlands toward Mud Bay. The City names blueberries, forage, field vegetables and greenhouse products among Surrey's crops. My Hazelmere page has more on that part of South Surrey. For farm land further east, see my Fraser Valley acreages for sale and farms for sale pages.

Is it in the ALR?

Check every property in the Agricultural Land Commission's ALR Property and Map Finder, which searches by PID or civic address. As the Agricultural Land Commission notes, a note on title isn't the final word on ALR status.

How many homes can an ALR farm have?

The ALC's general rule is one residence per parcel. A principal residence of up to 500 m², with no more than 1,000 m² of fill placed to build it, doesn't need a Commission application. A larger one does. A secondary suite is allowed only inside the principal residence. One additional detached residence can be allowed without an application: up to 90 m² on parcels of 40 ha or less, or up to 186 m² on larger parcels. The City's bylaw has to allow it too, and the City can be more restrictive.

Surrey's agricultural zones

South Surrey farm land falls under Surrey Zoning Bylaw 12000, mainly: - A-1 General Agriculture (Part 10): written for agriculture on lots of 2 ha or more. New lots created by subdivision must be at least 4 ha inside the ALR and 2 ha outside it. The home can be one single family dwelling with one secondary suite. - A-2 Intensive Agriculture (Part 11): for more intensive farm uses.

Both zones limit the "farm residential footprint", the area used for the house, yard and driveway, to 2,000 m². Another 1,000 m² is allowed for an additional dwelling or duplex on a farm lot of 4 ha or more. The footprint can be up to 60 m deep, and in A-1 no part of the house can sit more than 50 m from the front lot line. For vacant land outside the farm zones, see my South Surrey lots and land page.

An additional farm house

Surrey allows an additional farm house in A-1 and A-2 where the farm operation is at least 8 ha on contiguous lots, the lot is in the ALR and classed as farm under the Assessment Act, and the operation stays within the bylaw's dwelling limit. The ALC's size rules apply as well.

Wells and water

Many farms run on wells. The provincial GWELLS registry holds well records, though older wells may not be listed. Using groundwater for the house doesn't need a licence, but irrigation and other non-domestic use does need a water licence under the Water Sustainability Act.

Septic systems

A home that isn't on a community sewer needs an onsite system that meets the Sewerage System Regulation. Fraser Health's rules say only an Authorized Person, either a Professional Engineer or a Registered Onsite Wastewater Practitioner, can design, install, repair, maintain or inspect it. I recommend an inspection as a subject of your offer.

Floodplain and dykes

The Serpentine and Nicomekl lowlands and the Mud Bay shore are low-lying. The City's Colebrook Dyke upgrades cover Mud Bay, the mouth of the Serpentine River and the Serpentine from Highway 99 to King George Boulevard, including a setback dyke built higher than the old one as an extra line of defence. Flood construction levels are set lot by lot, so check City mapping for the property. South of Hazelmere, my Pacific Douglas page covers the border-side pocket of South Surrey.

Farm classification for property tax

BC Assessment's farm classification is voluntary. A farm has to apply and meet minimum farm income thresholds that depend on the size of the operation.

Market information

For current figures, see my Fraser Valley Market Stats page.

South Surrey Farms FAQs

1. How do I find out if a South Surrey property is in the ALR? Use the Agricultural Land Commission's ALR Property and Map Finder by PID or civic address. A note on title isn't the final word.

2. How big can the main house be on ALR land? Up to 500 m² without an Agricultural Land Commission application, with no more than 1,000 m² of fill placed to build it.

3. Can I add a second home for family or farm help? Possibly. The ALC allows one additional detached residence of up to 90 m² on parcels of 40 ha or less, or 186 m² on larger parcels, if Surrey's bylaw allows it. Surrey also has its own additional farm house rules for farms of 8 ha or more.

4. What's the smallest lot I can create in the A-1 zone? 4 ha inside the ALR and 2 ha outside it.

5. Do I need a water licence? Not for household use. Irrigation and other non-domestic groundwater use need a licence under the Water Sustainability Act.

6. Who can inspect or repair a septic system? Only an Authorized Person, either a Professional Engineer or a Registered Onsite Wastewater Practitioner, under Fraser Health's rules.

7. Is South Surrey farm land at risk of flooding? The Serpentine and Nicomekl lowlands and Mud Bay are low-lying and protected by dykes, which the City has been upgrading. Check the specific property's flood construction level with the City.

Nearby areas & related pages

  • South Surrey mobile homes
  • Poultry farms for sale in BC
  • South Surrey homes for sale
  • South Surrey neighbourhoods
  • South Surrey houses for sale

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.

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1-12/45

  • 3055 140 Street, Surrey, BC V4P 2C2 – MLS R3175474

    3055 140 Street Elgin Chantrell Surrey V4P 2C2
    Main Photo: 3055 140 Street, Surrey, BC V4P 2C2 – MLS R3175474

    3055 140 Street Surrey V4P 2C2 Elgin Chantrell

    $7,990,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175474
    Bedrooms:
    7
    Bathrooms:
    6
    Floor Area:
    6,636 sq. ft.
    Investor/Developer Alert! Rare 2.45-acre flat, cleared property in prestigious Elgin Chantrell, extending from 140 Street to 139 Street. The solid, partially updated home (2015) offers 7 bedrooms and 6 bathrooms, complemented by a detached 5-car garage, an additional rear garage and ample storage, providing excellent holding value. Proposed rezoning from RA to R2 and subdivision into 8 residential lots, each approx. 10,021 sqft, with potential for single-family homes or multiplex development. Current Planning Status: Third Reading. An exceptional investment opportunity in one of South Surrey's most desirable neighbourhoods. Call for details! More details
    Listed by Sutton Group-West Coast Realty (Surrey/24)
    LISTING DETAILS
    JARED GIBBONS

  • 2831 184 Street, Surrey, BC V3S 9V2 – MLS R3172689

    2831 184 Street Hazelmere Surrey V3S 9V2
    Main Photo: 2831 184 Street, Surrey, BC V3S 9V2 – MLS R3172689

    2831 184 Street Surrey V3S 9V2 Hazelmere

    $2,799,800
    Residential
    Status:
    Active
    MLS® Num:
    R3172689
    Bedrooms:
    4
    Bathrooms:
    6
    Floor Area:
    5,068 sq. ft.
    Exceptional 1.43-acre Hazelmere property featuring a 5,068 sq.ft. residence, plus approximately 2,000 sq.ft. of attached garage/workshop space and a massive 3,392 sq.ft. detached shop. The home offers an elevator, metal roof, new well installed in 2021, huge bedrooms with abundant storage and an ensuite bathroom for every bedroom. The chef’s kitchen features extensive cabinetry, large island and huge walk-in pantry, opening to spacious living and family areas. Additional amenities include a games room and media room. The attached garage/workshop has in-floor hot water heat. The 3,392 sq.ft. detached shop is equipped for in-floor hot water heating and features a car lift and shop crane. There are two areas with unauthorized suite potential, including workshop area with a full bathroom. More details
    Listed by Macdonald Realty (Surrey/152) and Homelife Benchmark Realty Corp.
    LISTING DETAILS
    JARED GIBBONS

  • 18238 20 Avenue, Surrey, BC V3Z 9W1 – MLS R3173332

    18238 20 Avenue Hazelmere Surrey V3Z 9W1
    Main Photo: 18238 20 Avenue, Surrey, BC V3Z 9W1 – MLS R3173332

    18238 20 Avenue Surrey V3Z 9W1 Hazelmere

    $8,995,000
    Residential
    Status:
    Active
    MLS® Num:
    R3173332
    Bedrooms:
    4
    Bathrooms:
    6
    Floor Area:
    8,231 sq. ft.
    Welcome to Château des Rêves! Extraordinary architectural masterpiece by award-winning Jaheny Custom Builders, set on a private 1.5-acre estate. This landmark residence blends grandeur with contemporary sophistication, showcasing exceptional craftsmanship and the finest imported materials. The limestone exterior, dramatic rooflines, and precise detailing create a commanding arrival. Inside, Italian marble, French white oak flooring, and European-designed lighting and hardware define timeless elegance throughout. Spanning three levels with 10-ft ceilings, the home is perfectly oriented to capture sweeping water views and panoramic vistas across the Fraser Valley. A once-in-a-generation offering of unparalleled luxury, privacy, and presence! More details
    Listed by RE/MAX 2000 Realty
    LISTING DETAILS
    JARED GIBBONS

  • 13127 28 Avenue, Surrey, BC V4P 1K1 – MLS R3173621

    13127 28 Avenue Elgin Chantrell Surrey V4P 1K1
    Main Photo: 13127 28 Avenue, Surrey, BC V4P 1K1 – MLS R3173621

    13127 28 Avenue Surrey V4P 1K1 Elgin Chantrell

    $3,450,000
    Residential
    Status:
    Active
    MLS® Num:
    R3173621
    Bedrooms:
    9
    Bathrooms:
    6
    Floor Area:
    4,355 sq. ft.
    OUTSTANDING OPPORTUNITY to build your dream estate in one of the Lower Mainland's most prestigious neighborhoods. This exceptional 2-acre property in sought-after Elgin Chantrell also offers potential for subdivision into two lots: each lot would be approximately one acre in size (buyer to verify with the City of Surrey). The existing residence is well-kept and features 9 bedrooms and 6 full bathrooms, ideal for large families, multi-generational living, or income potential. Located within walking distance of Elgin Park Secondary, Chantrell Creek Elementary, and just minutes from Crescent Park, Crescent Beach, golf courses, shopping, cafes, restaurants, the marina, and more. Properties of this scale, and in this unparalleled location are rarely available. Schedule your viewing today! More details
    Listed by Sutton Group-West Coast Realty (Surrey/24) and Angell, Hasman & Associates Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 3352 164a Street, Surrey, BC V3Z 0G5 – MLS R3166203

    3352 164a Street Morgan Creek Surrey V3Z 0G5
    Main Photo: 3352 164a Street, Surrey, BC V3Z 0G5 – MLS R3166203

    3352 164a Street Surrey V3Z 0G5 Morgan Creek

    $13,980,000
    Residential
    Status:
    Active
    MLS® Num:
    R3166203
    Bedrooms:
    5
    Bathrooms:
    8
    Floor Area:
    8,292 sq. ft.
    RARE INVESTMENT & DEVELOPMENT OPPORTUNITY! This massive 5.02-Acre premium estate nestled in one of Surrey’s most prestigious enclaves. This property features a magnificent, custom-built 8,000+ sq.ft. high-quality luxury residence, offering immediate comfort or exceptional rental income while you plan. Surrounded exclusively by multi-million dollar luxury estates, this strategic A-1 zoned parcel holds massive residential rezoning and subdivision potential (subject to City of Surrey approval). A perfect blend of ultimate privacy, luxury living, and high-yield land banking. Hold, rent, or develop your next flagship project in a high-demand luxury neighborhood. Don’t miss this crown jewel! 2 suites, EVEVATOR, truly a one of a kind luxury home. On top of the barn is 800 sqft suite More details
    Listed by RE/MAX Westcoast
    LISTING DETAILS
    JARED GIBBONS

  • 18738 20 Avenue, Surrey, BC V3Z 9V2 – MLS R3165133

    18738 20 Avenue Hazelmere Surrey V3Z 9V2
    Main Photo: 18738 20 Avenue, Surrey, BC V3Z 9V2 – MLS R3165133

    18738 20 Avenue Surrey V3Z 9V2 Hazelmere

    $2,350,000
    Land
    Status:
    Active
    MLS® Num:
    R3165133
    COURT-ORDERED SALE — 4.76 ACRES WITH EXISTING BUILDINGS in a highly desirable South Surrey/White Rock location. An excellent opportunity to build your future estate home on a well-positioned property with no creeks, easements, or rights-of-way, and located outside the floodplain. Improvements include a 401 SQ/FT cottage, a 2,100 SQ/FT barn, and a 6,000 SQ/FT barn, offering valuable existing infrastructure and flexibility for future use. Conveniently located close to shopping, schools, and amenities, with easy access to Highway 99, Highway 15, and the USA border. More details
    Listed by eXp Realty of Canada Inc. and Angell, Hasman & Associates Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 13912 28 Avenue, Surrey, BC V4P 1T4 – MLS R3161991

    13912 28 Avenue Elgin Chantrell Surrey V4P 1T4
    Main Photo: 13912 28 Avenue, Surrey, BC V4P 1T4 – MLS R3161991

    13912 28 Avenue Surrey V4P 1T4 Elgin Chantrell

    $4,600,000
    Residential
    Status:
    Active
    MLS® Num:
    R3161991
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    3,590 sq. ft.
    Elgin/Chantrell acreage with SUBDIVISION POTENTIAL! Set in the heart of this prestigious estate neighbourhood, this rectangular 2.34-acre property (157' x 647') offers multiple ownership and potential subdivision options, subject to City approval. Gated and fully fenced, with frontage on both 28 Ave and 27 Ave, it features a well-maintained 3,590 sq ft, 4-level split home with interiors in great condition, a separate basement entrance and a detached 24' x 32' workshop. Within the City's Central Semiahmoo Peninsula Local Area Plan, the surrounding area includes numerous RA (Acreage Residential) properties approved for denser R1 (Suburban Residential) subdivisions. A rare opportunity to enjoy acreage living while exploring future possibilities. Chantrel Creek Elem. and Elgin Park Secondary. More details
    Listed by Century 21 Coastal Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 2909 176 Street, Surrey, BC V3Z 9V4 – MLS R3162084

    2909 176 Street Grandview Surrey Surrey V3Z 9V4
    Main Photo: 2909 176 Street, Surrey, BC V3Z 9V4 – MLS R3162084

    2909 176 Street Surrey V3Z 9V4 Grandview Surrey

    $11,430,400
    Residential
    Status:
    Active
    MLS® Num:
    R3162084
    Bedrooms:
    6
    Bathrooms:
    8
    Floor Area:
    9,955 sq. ft.
    Prime Grandview Heights location! This 10,000 SF custom, gated estate sits on 4.46 acres, offering exceptional space, privacy and long-term potential. The three-level home features 7 bedrooms, 5 ensuites, a gourmet kitchen, formal living and dining areas, impressive home office, theatre room and oversized triple garage. Two unauthorized suites add further flexibility. Backing onto beautiful Country Woods, the property is close to Grandview Corners, Morgan Crossing, Pacific Heights Elementary, Grandview Heights Secondary, major routes and the Pacific Highway Border Crossing. Hazelnut trees, organic garlic production and a chicken coop offer agricultural opportunities and potential Farm Status. This is an excellent holding property. ALL OFFERS SUBJECT TO APPROVAL OF THE SUPREME COURT OF BC. More details
    Listed by Macdonald Realty (Surrey/152)
    LISTING DETAILS
    JARED GIBBONS

  • 17690 12 Avenue, Surrey, BC V3Z 9R9 – MLS R3160853

    17690 12 Avenue Hazelmere Surrey V3Z 9R9
    Main Photo: 17690 12 Avenue, Surrey, BC V3Z 9R9 – MLS R3160853

    17690 12 Avenue Surrey V3Z 9R9 Hazelmere

    $3,799,900
    Residential
    Status:
    Active
    MLS® Num:
    R3160853
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    896 sq. ft.
    Rare opportunity to acquire 25+ acres in the heart of Hazelmere Valley! 17690 12 Ave is to be sold together with 17720 12 Ave (MLS#R3160846), offering a combined 25+ acres of flat, usable land. Zoned A-1 and located within the ALR, the property offers excellent agricultural potential with the rear portion currently used for hay and suitable for farming or greenhouses. Cute 896 sq ft 2 bedroom rancher is currently rented to excellent long-term tenants. Bonus 32' x 48' barn with loft and 42' x 84' feed lot building. Ideally located minutes from the Pacific Hwy Border Crossing and with easy access to Hwy 99. A unique land holding and investment opportunity! More details
    Listed by RE/MAX Treeland Realty
    LISTING DETAILS
    JARED GIBBONS

  • 17720 12 Avenue, Surrey, BC V3Z 9R9 – MLS R3160846

    17720 12 Avenue Hazelmere Surrey V3Z 9R9
    Main Photo: 17720 12 Avenue, Surrey, BC V3Z 9R9 – MLS R3160846

    17720 12 Avenue Surrey V3Z 9R9 Hazelmere

    $3,799,900
    Residential
    Status:
    Active
    MLS® Num:
    R3160846
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    2,870 sq. ft.
    Rare opportunity to acquire 25+ acres in the heart of Hazelmere Valley! 17720 12 Ave is to be sold together with 17690 12 Ave (MLS#R3160853), offering a combined 25+ acres of flat, usable land. Zoned A-1 and located within the ALR, the property offers excellent agricultural potential with the rear portion currently used for hay and suitable for farming or greenhouses. The well-maintained 2,870 sq ft rancher with walkout basement features 4 bedrooms and is currently rented to excellent long-term tenants. Bonus 24' x 28' detached garage/workshop. Ideally located minutes from the Pacific Hwy Border Crossing and with easy access to Hwy 99. A unique land holding and investment opportunity! More details
    Listed by RE/MAX Treeland Realty
    LISTING DETAILS
    JARED GIBBONS

  • 2782 176 Street, Surrey, BC V3Z 9W5 – MLS R3161021

    2782 176 Street Hazelmere Surrey V3Z 9W5
    Main Photo: 2782 176 Street, Surrey, BC V3Z 9W5 – MLS R3161021

    2782 176 Street Surrey V3Z 9W5 Hazelmere

    $13,980,000
    Residential
    Status:
    Active
    MLS® Num:
    R3161021
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    800 sq. ft.
    Excellent opportunity to acquire 5.96 acres in the Redwood Heights NCP 4 area, proposed for townhouse development. Stage 2 of the NCP is approved and development activity is progressing in the surrounding area. Value is in the land. Can be purchased together with 2712/2722 176 Street, creating a land assembly of over 12 acres. More details
    Listed by Luxmore Realty
    LISTING DETAILS
    JARED GIBBONS

  • 511 176 Street, Surrey, BC V3Z 9S6 – MLS R3154344

    511 176 Street Pacific Douglas Surrey V3Z 9S6
    Main Photo: 511 176 Street, Surrey, BC V3Z 9S6 – MLS R3154344

    511 176 Street Surrey V3Z 9S6 Pacific Douglas

    $2,499,000
    Residential
    Status:
    Active
    MLS® Num:
    R3154344
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    2,210 sq. ft.
    Exceptional 3.278 acre turn key nursery/landscape supply & design operation just outside White Rock. Solid Monday-Friday contractor base with weekend retail growth potential. Includes 1913 character home, 30'x33' office/retail bldg, 40'x30' shop, greenhouse, organized display yard, mature trees, ornamentals, bulk bays & compostable drop off. Home offers refinished fir floors, open living w/river rock wood FP, 2 baths incl. main floor clawfoot soaker/in floor heat, spacious primary (formerly 2 rooms), reclaimed fir kitchen, white appliances, 5 burner gas range & french doors to huge patio, gardens/water feature for relaxing/entertaining. Mature forest & Little Campbell River offer backyard nature viewing/fishing. Near Peace Arch Park, Peace Portal Golf Course & beaches, 15 min walk away! More details
    Listed by B.C. Farm & Ranch Realty Corp.
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated October 22, 2026 at 01:40 PM (UTC)
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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.
Related · South Surrey · BC

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01 South Surrey Lots & LandSouth Surrey
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02 Tsawwassen FarmsNearby
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03 Cloverdale FarmsNearby
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04 All Farms — Fraser ValleySearch
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05 Fraser Valley AcreagesSearch
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06 Zonings ReferenceResource
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07 Land Use PlansResource
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08 Surrey FarmsNearby
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09 HazelmereNearby
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10 South Surrey Homes for SaleSouth Surrey
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Reciprocity Logo 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.