Developer & Investor Alert: Prime 26,400 sq ft property with 200 ft frontage in North Surrey’s transitioning Royal Heights. This high-potential parcel offers exceptional versatility in a rapidly growing neighborhood. Development pathways include subdividing into 4 R3-zoned lots to construct 5,000 sq ft homes, or applying under Frequent Bus Stop Area (FBSA) guidelines to build up to 6 dwelling units per lot with zero parking requirements. The existing 2,800 sq ft residence features a secondary suite, serving as an ideal holding property to generate steady rental income while navigating the rezoning and building permit phases. All development potential, bylaws, and suite legality must be independently verified by the buyer or their agent via due diligence with the City of Surrey.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Storage
Fireplace	2
Heating Type	Forced Air, Natural Gas
# of Kitchens	2
Flooring	Laminate, Vinyl, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden, Balcony, Private Yard
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$2,400,000
Total Bedrooms	5
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	2800
Year Built	1968
Age Of Building	58
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Open, Front Access, Garage Door Opener
Total Parking Spaces	6
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	26400
Lot Size Depth	Feet
Lot Size Frontage	200
MLS^® #	R3136948
Area	North Surrey
Neighbourhood	Royal Heights
City	Surrey
Postal Code	V3V 2G9
Gross Taxes	$7,159.47
Zoning	R3

Property Timeline

Status	Date	Price
R3136948 / Active	06-16-2026	$2,400,000
R3015419 / Expired	06-16-2025	$2,750,000
R2984950 / Terminated	04-02-2025	$2,945,000
R2943261 / Terminated	11-13-2024	$2,998,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	20'8 x 20'8 ft
Main Level	Dining Room	12'7 x 12'7 ft
Main Level	Kitchen	12'9 x 12'9 ft
Main Level	Flex Room	15'9 x 15'9 ft
Main Level	Den	10'3 x 10'3 ft
Main Level	Primary Bedroom	13'3 x 13'3 ft
Main Level	Bedroom	10'8 x 10'8 ft
Main Level	Bedroom	11'2 x 11'2 ft
Main Level	Eating Area	10'6 x 10'6 ft
Below	Foyer	9'9 x 9'9 ft
Below	Family Room	13'6 x 13'6 ft
Below	Dining Room	12'10 x 12'10 ft
Below	Kitchen	13'1 x 13'1 ft
Below	Laundry	7'6 x 7'6 ft
Below	Bedroom	13'1 x 13'1 ft
Below	Bedroom	11'2 x 11'2 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Main Level	No	#2
Below	No	#3

Listed by: eXp Realty

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

Map & Neighbourhood

Public Schools

Secondary
L A Matheson Secondary School: Average; 0.76 km; 5/10
Elementary
Royal Heights Elementary School: Below Average; 0.58 km; 3.5/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary
Immaculate Conception School: Above Average; 1.72 km; 7.8/10
Secondary
Purpose Independent Secondary School: Average; 2.82 km; 4/10

Closest Transit

Bus Stop
Northbound Scott Rd @ 98 Ave: 0.15 km
Skytrain
Skytrain @ New Westminster Stn: 2.81 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Below Average; 16.2%
No Certificate/Degree: Above Average; 24%
Owner Occupied: Average; 73.3%
Employment Rate: Above Average; 72.7%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Possible
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

No data

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

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Market conditions

Market conditions unavailable

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Possible — near transit

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ROYAL HEIGHTS compares

This property

23 DOM

Listed

Royal Heights avg

—

Surrey avg

—

11961 97a Avenue has a sell-speed score of 48/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V3V 2G9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3V 2G9, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 4.5 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: North Delta, Delta (~2.5 km). Annual avg AQHI 2.1 — Low Risk.

Heat Moderate

Surrey currently sees ~1 days above 30 °C per year (1981–2010 baseline), projected to rise to ~8 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30 °C baseline, ~32.5 °C projected. Tropical nights (>18 °C): ~0 baseline, ~3 projected.

Precipitation Increasing

Annual precipitation ~1516 mm (1981–2010 baseline), projected ~1574 mm by the 2050s. Extreme 1-day rainfall: ~51.5 mm baseline, ~57.1 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Pre-computed routes from 11961 97a Ave, Surrey, BC

11961 97a Ave, Surrey, BC New Westminster 2.8 km

66 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via New Westminster → Waterfront
66 min
Metrotown, Burnaby via New Westminster → Metrotown
48 min
SFU Burnaby via New Westminster → Production Way
46 min
Richmond Centre via New Westminster → Brighouse
91 min
YVR Airport via New Westminster → YVR-Airport
92 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
24 min
Metrotown, Burnaby via Lougheed Hwy
12 min
SFU Burnaby via Gaglardi Way
10 min
Richmond Centre via No. 3 Rd
21 min
YVR Airport via Bridgeport / Sea Island
25 min

Calculate your commute

11961 97a Ave, Surrey, BC is ideally located for commuters. The property is 2.8 km from New Westminster, with a 66 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Northbound Scott Rd @ 98 Ave (0.15 km). Walk Score Transit rating: Good Transit (56/100).