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This 2-level with basement home is ideally located in the heart of the desirable Fraser Heights community, offering comfort, convenience, and exceptional livability. Situated on a spacious 6,276 sq.ft. lot with 4,012 sq.ft. of interior living space, this well-designed home features 8 bedrooms, 4 full bathrooms, and 1 powder room—perfect for large or multi-generational families. The upper floor offers 4 bright and spacious bedrooms filled with natural light, creating a warm and comfortable living environment. The basement includes a self-contained 4-bedroom rental suite with a separate private entrance, providing excellent mortgage helper potential or flexible space for extended family living. Located in the catchment of Erma Stephenson Elementary and Fraser Heights Secondary School.
| Basement Finished Area (sqft) | 1317 |
|---|---|
| Basement Features | Finished |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Fireplace | 2 |
| Heating Type | Forced Air |
| Laundry | In Unit |
| # of Kitchens | 2 |
| Flooring | Hardwood, Mixed, Tile |
| Foundation | Concrete Perimeter |
| Exterior Features | Private Yard |
|---|---|
| Roof | Concrete |
| Structures | Residential Detached |
| Price | $1,899,000 |
|---|---|
| Total Bedrooms | 8 |
| Total Bathrooms | 5 |
| Full Bathrooms | 4 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 4012 |
| Year Built | 2005 |
| Age Of Building | 21 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Stories | 2 |
| Building Name | Fraser Heights |
| Ownership Type | Freehold NonStrata |
| Community Features | Shopping Nearby |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Public Sewer, Sanitary Sewer, Storm Sewer |
| Water (WaterSource) | Public |
| Parking Type | Garage Double, Front Access, Concrete, Garage Door Opener |
| Total Parking Spaces | 6 |
| Rental Suites | Unauthorized Suite |
| Lot Size | 6276 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 60 |
| MLS® # | R3118603 |
| Area | North Surrey |
| Neighbourhood | Fraser Heights |
| City | Surrey |
| Postal Code | V4N 4Z2 |
| Gross Taxes | $7,743.83 |
| Zoning | SFD |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Foyer | 7' x 7' ft |
| Main Level | Living Room | 12'1 x 12'1 ft |
| Main Level | Dining Room | 13'10 x 13'10 ft |
| Main Level | Kitchen | 11'6 x 11'6 ft |
| Main Level | Nook | 10'7 x 10'7 ft |
| Main Level | Family Room | 17'8 x 17'8 ft |
| Main Level | Laundry | 9'11 x 9'11 ft |
| Main Level | Office | 8'7 x 8'7 ft |
| Above Level | Primary Bedroom | 12'1 x 12'1 ft |
| Above Level | Bedroom | 11'5 x 11'5 ft |
| Above Level | Bedroom | 12'8 x 12'8 ft |
| Above Level | Bedroom | 11'1 x 11'1 ft |
| Above Level | Walk-In Closet | 12'1 x 12'1 ft |
| Basement Level | Living Room | 17'4 x 17'4 ft |
| Basement Level | Kitchen | 12'2 x 12'2 ft |
| Basement Level | Bedroom | 8'4 x 8'4 ft |
| Basement Level | Bedroom | 11'6 x 11'6 ft |
| Basement Level | Bedroom | 11'6 x 11'6 ft |
| Basement Level | Bedroom | 8'0 x 8'0 ft |
| Basement Level | Laundry | 7'5 x 7'5 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #2 |
| Above Level | Yes | #5 |
| Above Level | No | #3 |
| Above Level | No | #3 |
| Basement | No | #3 |
Listed by: Pan Pacific Canada Realty Inc.
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.
Public Schools
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
Closest Transit
Crime Rate
Demographics
Noise/ Power Lines
Other
16055 111a Avenue has a sell-speed score of 43/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 8.1% above comparable active properties in Fraser Heights. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4N 4Z2, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
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.
Annual avg PM2.5 4.2 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Pitt Meadows Meadowlands School, Pitt Meadows (~6.7 km). Annual avg AQHI 1.7 — Low Risk.
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.
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.
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.
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $1,266,000 | $514,000 | $1,780,000 | — |
Based on 3 comparable active Single Family Residences in Fraser Heights, the average asking price is $1,899,000. This listing is priced 0% below the neighbourhood average.
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