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Morgan Heights living in the heart of Grandview. This beautifully crafted Foxridge-built home faces a greenbelt & bike path, offering a peaceful outlook & added privacy, while the south-facing backyard fills the home w/ natural light. Featuring 4 beds & 3.5 baths, the home boasts modern finishes throughout, AC, & a thoughtfully designed entertainer’s main floor w/ hardwood floors, a cozy gas fireplace, & a generous main-floor office offering flexibility for working from home or additional living space. The spacious primary suite boasts vaulted ceilings, 2 walk-in closets, mountain views, & a spa-like ensuite, while the lower level provides a large rec room, an additional bedroom, & a full bathroom. Prime location in a family-friendly community.
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | Finished |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Interior Features | Central Vacuum, Vaulted Ceiling(s) |
| Fireplace | 1 |
| Heating Type | Forced Air |
| # of Kitchens | 1 |
| Flooring | Hardwood, Tile |
| Foundation | Concrete Perimeter |
| Exterior Features | Balcony |
|---|---|
| Roof | Asphalt |
| Structures | Residential Detached |
| Price | $1,790,900 |
|---|---|
| Total Bedrooms | 4 |
| Total Bathrooms | 4 |
| Full Bathrooms | 3 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 3093 |
| Year Built | 2013 |
| Age Of Building | 13 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Stories | 2 |
| Building Name | Morgan 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 | Tandem, Front Access, Concrete, Garage Door Opener |
| Total Parking Spaces | 4 |
| Lot Size | 3446 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 47.86 |
| MLS® # | R3132254 |
| Area | South Surrey White Rock |
| Neighbourhood | Grandview Surrey |
| City | Surrey |
| Postal Code | V3Z 3Y6 |
| Gross Taxes | $6,711.9 |
| Zoning | R4 |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Foyer | 9' x 9' ft |
| Main Level | Office | 13'11 x 13'11 ft |
| Main Level | Living Room | 12'6 x 12'6 ft |
| Main Level | Dining Room | 9'3 x 9'3 ft |
| Main Level | Pantry | 5'9 x 5'9 ft |
| Main Level | Kitchen | 10'9 x 10'9 ft |
| Main Level | Laundry | 6' x 6' ft |
| Above Level | Primary Bedroom | 19'1 x 19'1 ft |
| Above Level | Walk-In Closet | 6'4 x 6'4 ft |
| Above Level | Walk-In Closet | 8'7 x 8'7 ft |
| Above Level | Other | 7'11 x 7'11 ft |
| Above Level | Bedroom | 10'5 x 10'5 ft |
| Above Level | Bedroom | 10'6 x 10'6 ft |
| Basement Level | Recreation Room | 12' x 12' ft |
| Basement Level | Bedroom | 13'2 x 13'2 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #2 |
| Above Level | Yes | #5 |
| Above Level | No | #4 |
| Basement | No | #4 |
Listed by: Angell, Hasman & Associates Realty Ltd. & Angell, Hasman & Associates Realty Ltd.
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
16088 28b Avenue has a sell-speed score of 50/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 3.3% below comparable active properties in Grandview Surrey, which is a strong competitive signal. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3Z 3Y6, 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 4.6 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Surrey East, Surrey (~10.6 km). Annual avg AQHI 1.8 — 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 | $1,181,000 | $581,000 | $1,762,000 | — |
Based on 3 comparable active Single Family Residences in Grandview Surrey, the average asking price is $1,655,633. This listing is priced 8.2% above the neighbourhood average.
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