Luxury home in highly sought-after Fraser Heights on a rare 15,000+ sqft lot with over 6,000 sqft of living space, offering 8 bedrooms and 6 bathrooms. This well-maintained custom-built home features 5 spacious bedrooms upstairs, a main floor bedroom/office, gourmet kitchen plus wok kitchen, wet bar, and pantry. The family room boasts 21-foot ceilings with solid 2x6 construction. Basement includes a 2-bedroom suite, home theatre, additional bedroom, and large living area, ideal for extended family or rental potential. Extras include landscaped garden, triple garage with RV parking, concrete tile roof, and updates to kitchen appliances, AC, and hot water tank. Open houses: July 4, 5, 11, and 12. A must-see property
Open houses
11 Jul, 2026 (01:00 PM to 03:00 PM)
12 Jul, 2026 (01:00 PM to 03:00 PM)
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | Finished, Exterior Entry |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Fireplace | 2 |
| Heating Type | Forced Air, Natural Gas |
| Cooling | Air Conditioning |
| # of Kitchens | 3 |
| Flooring | Hardwood, Tile, Wall/Wall/Mixed |
| Foundation | Concrete Perimeter |
| Exterior Features | Balcony, Private Yard |
|---|---|
| Roof | Concrete |
| Structures | Residential Detached |
| Price | $1,999,000 |
|---|---|
| Total Bedrooms | 9 |
| Total Bathrooms | 6 |
| Full Bathrooms | 5 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 6001 |
| Year Built | 2004 |
| Age Of Building | 22 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Stories | 2 |
| Building Name | Fraser Heights |
| Ownership Type | Freehold NonStrata |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Public Sewer, Sanitary Sewer |
| Water (WaterSource) | Public |
| Parking Type | Additional Parking, Garage Triple, Front Access, Concrete, Garage Door Opener |
| Total Parking Spaces | 8 |
| Rental Suites | Unauthorized Suite |
| Lot Size | 15178 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 34.12 |
| MLS® # | R3140650 |
| Area | North Surrey |
| Neighbourhood | Fraser Heights |
| City | Surrey |
| Postal Code | V4N 5A2 |
| Gross Taxes | $10,177.62 |
| Zoning | RH-G |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Living Room | 16' x 16' ft |
| Main Level | Kitchen | 14'5 x 14'5 ft |
| Main Level | Dining Room | 13'3 x 13'3 ft |
| Main Level | Family Room | 20' x 20' ft |
| Main Level | Eating Area | 15'5 x 15'5 ft |
| Main Level | Bedroom | 12'7 x 12'7 ft |
| Main Level | Wok Kitchen | 12'11 x 12'11 ft |
| Main Level | Pantry | 6'10 x 6'10 ft |
| Main Level | Bar Room | 8' x 8' ft |
| Main Level | Laundry | 12'6 x 12'6 ft |
| Above Level | Primary Bedroom | 17'11 x 17'11 ft |
| Above Level | Bedroom | 13'3 x 13'3 ft |
| Above Level | Bedroom | 12'7 x 12'7 ft |
| Above Level | Bedroom | 12'3 x 12'3 ft |
| Above Level | Bedroom | 11'10 x 11'10 ft |
| Basement Level | Living Room | 16' x 16' ft |
| Basement Level | Kitchen | 13'4 x 13'4 ft |
| Basement Level | Bedroom | 11'7 x 11'7 ft |
| Basement Level | Bedroom | 10'3 x 10'3 ft |
| Basement Level | Bedroom | 10'9 x 10'9 ft |
| Basement Level | Media Room | 19'3 x 19'3 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Above Level | Yes | #5 |
| Above Level | Yes | #4 |
| Above Level | Yes | #4 |
| Main Level | No | #2 |
| Basement | No | #4 |
Listed by: Royal LePage West Real Estate Services
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
16396 113b Avenue has a sell-speed score of 72/100, placing it in the "Expected to sell within weeks" band. The listing is priced 53.6% below comparable active properties in Fraser Heights, which is a strong competitive signal. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4N 5A2, 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 (~6.1 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 | $1,731,000 | $833,000 | $2,564,000 | — |
Based on 2 comparable active Single Family Residences in Fraser Heights, the average asking price is $2,382,667. This listing is priced 16.1% below the neighbourhood average. This property is flagged as a Hot Deal (53.58% cheaper than comparables) based on its competitive pricing and market demand.
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