Summary
This page shows lots and land for sale across South Surrey and White Rock whenever they're listed on the MLS. Buying a lot is different from buying a house. What you can build depends on the zone, the lot size, whether city water and sewer reach the land, and whether it sits in the Agricultural Land Reserve. Here's a plain guide to the questions I check with buyers before they write an offer.
Getting to know South Surrey land
Where the lots are
Most city-sized lots come up in older parts of South Surrey and White Rock, where an older house is often sold for its land. Larger acreage lots show up on the east side, near Hazelmere and the farm areas. If a lot is in the ALR, read my South Surrey farms page too, because farm rules apply.
Start with the zone
Surrey's zoning bylaw is still Surrey Zoning Bylaw 12000, updated to add new residential zones. The old RF single family zone is now R3 Urban Residential, the old RH half-acre zone is R1 Suburban Residential, RQ is R2 Quarter Acre Residential, and the old one-acre zone is now RA Acreage Residential. You can look up any lot's zone on the City's COSMOS map. My zoning page has more on the zones.
How many homes can go on a lot?
Inside the urban containment boundary, Surrey's small-scale multi-unit housing rules apply to lots under 4,050 m². A lot of 280 m² or less may hold 3 units; a bigger one may hold 4. Some lots of 281 m² or more within 400 m of a bus stop with frequent service may hold up to 6. Units can include a house, suite, garden suite, coach house, duplex or houseplex. In Surrey, a triplex or fourplex is allowed only in the R3 zone, on a lot with a lane or two road frontages, and it can't have a secondary suite.
White Rock lots
White Rock adopted Zoning Bylaw No. 2506 for these rules. In its RS-1 SSMUH Residential Zone, the minimum new lot is 742 m², 18 m wide and 30.5 m deep. Lots over 280 m² may have up to 4 units, or up to 6 within 400 m of a prescribed bus stop.
Acreage lots
In Surrey's RA Acreage Residential Zone, a new lot needs at least 4,050 m², 50 m wide and 60 m deep (Surrey Zoning Bylaw 12000, Part 12). Some acreage land is unserviced, so the well and septic system matter as much as the lot lines. See my Fraser Valley acreages page for more.
Subdividing a lot
In Surrey, you apply to the City and a planner reviews the layout and servicing. If it works, the Approving Officer issues a Preliminary Layout Approval, a letter listing the conditions to meet. You have 12 months to meet them, and an extension can be asked for with a fee. Conditions can include road dedication, covenants, tree permits and development cost charges. A registered land surveyor prepares the final plan, which then goes to the Land Title Office.
Water, sewer and septic
If a new lot would use a well or septic field, Fraser Health's testing has to be done, and the City says the application can't go ahead if they don't meet standards.
Building permits
You need a building permit to build, and a development permit where one applies.
Building it yourself
To build your own home without a licensed builder, you need an Owner Builder Authorization from BC Housing. You must hold a registered interest in the land, plan to live in the home for at least a year, manage the building yourself and pass BC Housing's exam. There's no home warranty insurance, and you're personally liable for defects for 10 years.
GST on land and new homes
Most sales of vacant land by individuals who held it for personal use are GST exempt, but land sold in a business, or a lot made by splitting a parcel into more than two, can be taxable. If you build a home for yourself, you may be able to claim part of the GST back under the owner-built new housing rebate.
Market information
For current figures, see my Fraser Valley Market Stats page.
South Surrey Lots & Land FAQs
How do I find a lot's zone?
Look it up on Surrey's COSMOS map, or White Rock's zoning map, and read that zone in the bylaw.
Can I build more than one home on a South Surrey lot?
Often, yes. Inside the urban containment boundary, lots under 4,050 m² may hold 3 or 4 units, and some near frequent bus service may hold up to 6.
Can I build a fourplex on any lot?
No. In Surrey, houseplexes are allowed only in R3, on a lot with a lane or two road frontages.
How long does a Preliminary Layout Approval last?
12 months. You can ask for a 12-month extension, with a fee.
What if the lot has no city sewer?
A new lot on a septic field or well needs Fraser Health's testing before a subdivision can go ahead.
Can I build the house myself?
Yes, with a BC Housing Owner Builder Authorization. You must pass the exam and plan to live there for at least a year.
Do I pay GST on a lot?
Usually not when an individual sells land held for personal use, but some sales are taxable. Ask the seller and your accountant.
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.