Exceptional opportunity to acquire a 6,241 sq. ft. R3-zoned lot offering outstanding development potential and breathtaking panoramic views of the North Shore Mountains. With a generous 46-foot frontage and minimal side-yard setback requirements of just 4 feet on each side, this property provides excellent flexibility for design and construction. Build your dream home featuring two storeys plus an in-ground walkout basement, with the potential for spacious basement suites to maximize living space and value. Ideally suited for homeowners, builders, and investors seeking a premium lot in a desirable location with stunning mountain vistas and strong future potential.
| View Description | Northshore Mountains |
|---|---|
| Structures | Land Only |
| Price | $1,098,000 |
|---|---|
| Property Type | Land |
| Ownership Type | Freehold NonStrata |
| Utility Type | Sanitary Sewer At Lot Line, Storm Sewer At Lot Line, Electricity At Lot Line, Natural Gas At Lot Line, Phone Nearby, Cable Connected |
| Water (WaterSource) | Public |
| Lot Size | 6241 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 46 |
| MLS® # | R3134499 |
| Area | North Surrey |
| Neighbourhood | Royal Heights |
| City | Surrey |
| Postal Code | V3V 2V9 |
| Gross Taxes | $3,701.92 |
| Zoning | R3 |
Listed by: Century 21 Coastal 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
11809 River Road has a sell-speed score of 46/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 3% above comparable active properties in Royal Heights. 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 V3V 2V9, 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 4.5 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: North Delta, Delta (~3.1 km). Annual avg AQHI 2.1 — Low Risk.
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.
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.
25 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Bridgeview Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance804 m
|
|
Royal Heights Elementary School |
Public |
Grades ServedK-7
|
Catchment InfoIn Catchment
|
Distance821 m
|
|
Cedar Hills Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.30 KM
|
|
Prince Charles Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.31 KM
|
|
L A Matheson Secondary School |
Public |
Grades Served8-12
|
Catchment InfoIn Catchment
|
Distance1.44 KM
|
|
Kirkbride Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.91 KM
|
|
Delview Secondary School |
Public |
Grades Served8-12
|
Catchment Info—
|
Distance1.98 KM
|
|
Purpose Independent Secondary School |
Independent |
Grades Served8-12
|
Catchment Info—
|
Distance2.11 KM
|
|
Senator Reid Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.13 KM
|
|
Gibson Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.16 KM
|
|
POWER Alternate Secondary School |
Public |
Grades Served10-12
|
Catchment Info—
|
Distance2.36 KM
|
|
Immaculate Conception School |
Independent |
Grades ServedK-7
|
Catchment Info—
|
Distance2.39 KM
|
|
Immaculate Conception |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.43 KM
|
|
Compass Christian New West |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.45 KM
|
|
Al-Hidayah School |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.56 KM
|
|
Royal City Alternate Program |
Public |
Grades Served8-11
|
Catchment Info—
|
Distance2.57 KM
|
|
Fraser River Middle |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.57 KM
|
|
Devon Gardens Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.74 KM
|
|
David Brankin Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.79 KM
|
|
Old Yale Road Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.81 KM
|
|
Kwantlen Park Secondary School |
Public |
Grades Served8-12
|
Catchment Info—
|
Distance2.83 KM
|
|
John Knox Christian - Secondary Campus |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.84 KM
|
|
K B Woodward Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.85 KM
|
|
Hellings Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.88 KM
|
|
Betty Huff Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.93 KM
|
Calculate your commute
11809 River Rd, Surrey, BC is ideally located for commuters. The property is 2.1 km from New Westminster, with a 57 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound Grace Rd @ 117 St (0.23 km). Walk Score Transit rating: Good Transit (55/100).
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $1,003,000 | $0 | $1,003,000 | — |
Buy Vs Rent Calculator
Rent vs own
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Comparable data is unavailable at the neighbourhood level. City-wide in Surrey, similar properties average $1,049,546 across 53 active listings — this listing is 4.6% above the Surrey average.
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