Home Surrey, BC Royal Heights 11689 96a Avenue

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Custom-built 3-level Royal Heights home with luxury finishes and a stunning MILLION DOLLAR VIEW! Ideal for growing or multi-generational families, featuring 2 primary bedrooms, a main-floor office, separate living, family and dining areas, plus a gourmet kitchen and wok kitchen. Includes two 3-bedroom basement suites (3+3) and a main-floor bachelor suite with ensuite and separate entrance. The home currently generates $5,400 per month in total rental income. Recent improvements include fresh interior paint, updated stove, updated wok kitchen landscaping and new interior finishes. Enjoy a fenced backyard and 2 decks for entertaining. Book your showing today!

Building 18 fields Inside & out 9 fields Lot & land 10 fields

Building Details

Price	$2,379,900
Total Bedrooms	12
Total Bathrooms	8
Full Bathrooms	7
Half Bathrooms	1
Floor Area Total (sqft)	6473
Year Built	2014
Age Of Building	12
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
Total Parking Spaces	8
Rental Suites	Legal Suite,Unauthorized Suite

Interior Features

Basement Finished Area (sqft)	2010
Basement Features	Full
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Hot Water, Natural Gas, Radiant
# of Kitchens	4
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Residential Detached

Lot & Land

Lot Size	7920
Lot Size Depth	Feet
Lot Size Frontage	60
MLS^® #	R3183004
Area	North Surrey
Neighbourhood	Royal Heights
City	Surrey
Postal Code	V3V 2A2
Gross Taxes	$9,558.18
Zoning	R3

Property Timeline

Status	Date	Price
R3183004 / Active	11-10-2026	$2,379,900
to view full Property History (4 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	13'1 x 13'1 ft
Main Level	Family Room	22'6 x 22'6 ft
Main Level	Office	12'8 x 12'8 ft
Main Level	Bedroom	15'11 x 15'11 ft
Main Level	Dining Room	13'1 x 13'1 ft
Main Level	Kitchen	22'3 x 22'3 ft
Main Level	Wok Kitchen	8'10 x 8'10 ft
Main Level	Pantry	6'7 x 6'7 ft
Main Level	Laundry	15'11 x 15'11 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#3
Above Level	Yes	#3
Basement	No	#3

Listed by: RE/MAX Performance 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, sell speed & climate

SkyTrain 2.74 km · L A Matheson Secondary School 5/10 · 1.14 km · crime average · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (12 nearby)

Mirch masala · 645 m · Restaurant
Pamir diner afghan cuisine · 662 m · Restaurant
Mehfil india restaurant · 699 m · Restaurant

Shopping (7 nearby)

Shell · 675 m · Car Wash
Anya hair stylist · 722 m · Hairdresser
Kwality wholesale · 736 m · Clothes

Groceries (5 nearby)

Liquor depot · 724 m · Beverages
James bakery · 757 m · Bakery
Surabhi store · 778 m · Convenience

Healthcare (1 nearby)

Pharmasave · 748 m · Healthcare

Transit (1 nearby)

Bus stop westbound 96 ave @ 122 st · 991 m · Transit

Public Schools

Secondary
L A Matheson Secondary School: Average 1.14 km 5/10
Elementary
Royal Heights Elementary School: Below Average 0.1 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 1.59 km 7.8/10
Secondary
Purpose Independent Secondary School: Average 2.78 km 4/10

Closest Transit

Bus Stop
Westbound 96 Ave @ 116 St: 0.25 km
Skytrain
Skytrain @ New Westminster Stn: 2.74 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: Unlikely
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

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.74 km from station

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

2 DOM

Listed

Climate Risk for V3V 2A2

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3V 2A2, 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. Nearest station: North Delta, Delta (~2.2 km). Annual avg AQHI 2.1 — Low Risk.

Heat Moderate

Surrey currently sees ~1 day 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.

Schools NearBy

24 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Royal Heights Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	3.5 / 10	Distance 97 m
Bridgeview Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 346 m
Delview Secondary School	Public	Grades Served 8-12	Catchment Info —	6.1 / 10	Distance 1.10 KM
L A Matheson Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.0 / 10	Distance 1.14 KM
Gibson Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.28 KM
Kirkbride Elementary School	Public	Grades Served K-7	Catchment Info —	2.9 / 10	Distance 1.32 KM
Cedar Hills Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.40 KM
Immaculate Conception School	Independent	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 1.59 KM
Immaculate Conception	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 1.62 KM
Prince Charles Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 1.69 KM
Senator Reid Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 1.87 KM
Devon Gardens Elementary School	Public	Grades Served K-7	Catchment Info —	5.7 / 10	Distance 1.89 KM
Hellings Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.01 KM
David Brankin Elementary School	Public	Grades Served K-7	Catchment Info —	4.4 / 10	Distance 2.52 KM
Annieville Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.66 KM
Home Quest	Public	Grades Served —	Catchment Info —	N/A	Distance 2.66 KM
Richardson Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.68 KM
Brooke Elementary	Public	Grades Served —	Catchment Info —	4.4 / 10	Distance 2.77 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 2.78 KM
Continuing Ed SD36 (Invergarry)	Public	Grades Served —	Catchment Info —	N/A	Distance 2.84 KM
North Delta Secondary	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 2.84 KM
Betty Huff Elementary School	Public	Grades Served K-7	Catchment Info —	3.4 / 10	Distance 2.84 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 2.89 KM
Kennedy Trail Elementary School	Public	Grades Served K-7	Catchment Info —	4.1 / 10	Distance 2.92 KM

Pre-computed routes from 11689 96a Ave, Surrey, BC

11689 96a Ave, Surrey, BC New Westminster 2.7 km

65 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via New Westminster → Waterfront
65 min
Metrotown, Burnaby via New Westminster → Metrotown
47 min
SFU Burnaby via New Westminster → Production Way
45 min
Richmond Centre via New Westminster → Brighouse
90 min
YVR Airport via New Westminster → YVR-Airport
91 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
23 min
Metrotown, Burnaby via Lougheed Hwy
11 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

11689 96a Ave, Surrey, BC is ideally located for commuters. The property is 2.7 km from New Westminster, with a 65 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound 96 Ave @ 116 St (0.25 km). Walk Score Transit rating: Good Transit (54/100).

Walkability & Transit Near 11689 96a Avenue

Somewhat Walkable 68

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Good Transit 54

Transit Score - Good Transit

Many nearby public transportation options

Somewhat Bikeable 41

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 11689 96a Avenue

2026 assessed value, sourced from City of Surrey open data (PID 002-391-708).

Total Assessed Value (2026)

$2,217,000

2026 Value Trend

Land

$1,157,000

Buildings

$1,060,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,157,000	$1,060,000	$2,217,000	—

Costs & calculators

Monthly cost about $10,387/month · rent estimate $7,328/month · owning catches up with renting by year 9 · cash flow if rented −$3,639/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 11689 96a Avenue

$10,387 /month

Principal & Interest $9,590

Property Taxes $797

Maintenance fee $0

The estimated monthly cost of 11689 96a Avenue, Surrey is $10,387: $9,590 principal and interest with 20% down over 30 years at 4.45%, plus $797 property tax.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

−$3,639 /month

Mortgage Payment $9,590

Monthly Cash Flow −$3,639

Break Even Down Payment 51%

Cap Rate -1.8%

Cash on Cash -9.2%

If 11689 96a Avenue, Surrey were rented at $7,328 a month with 5% vacancy, it would fall $3,639 a month short of the mortgage and carrying costs; about 51% down would break even.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 11689 96a Avenue, Surrey

$7,328 / month

Rent $7,328

Own $10,387

Principal: $3,084/mo Interest, tax, insurance, fees: $7,303/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$2,582/mo (year 1) → ~$6,005/mo (year 20) → ~$8,956/mo (year 29).

Net cost to own at year 5 ~$7,303/mo About $25/mo less than renting

EstateBlock estimates 11689 96a Avenue, Surrey would rent for about $7,328 a month.

Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.

Rent vs own: 11689 96a Avenue

Rent vs own

Owning catches up by year 9

With 20% down ($475,980) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $169,665

Principal paid off by year 10 $381,522

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Renting 11689 96a Avenue, Surrey is cheaper at first, but owning catches up by year 9, with $169,665 of principal paid off by year 5 and $381,522 by year 10.