Home Surrey, BC Cedar Hills 12533 99a Avenue

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EXCELLENT DEVELOPMENT POTENTIAL! Current zoning allows for up to 4 units, offering potential for a duplex or multi-unit development. This well-maintained 4-bedroom, 2-bathroom rancher offers 1,425 sq. ft. of comfortable living space on an expansive 9,000+ sq. ft. lot in a quiet cul-de-sac. The bright kitchen offers ample storage and overlooks the private backyard, perfect for family gatherings, outdoor entertaining, and summer BBQs. Enjoy being just steps from Robson Park, featuring scenic walking trails, a pond, and tennis courts. Buyer and buyer's agent to independently verify zoning, permitted uses, development potential, and building requirements with the City.

Building 19 fields Inside & out 8 fields Lot & land 10 fields

Building Details

Price	$1,249,999
Total Bedrooms	4
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1423
Year Built	1959
Age Of Building	67
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Rancher/Bungalow
Stories	1
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, Other, Guest, Front Access
Total Parking Spaces	4
Rental Suites	None,Unauthorized Suite

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Unfinished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt, Fibreglass
Structures	Residential Detached

Lot & Land

Lot Size	9257
Lot Size Depth	Feet
Lot Size Frontage	66
MLS^® #	R3181339
Area	North Surrey
Neighbourhood	Cedar Hills
City	Surrey
Postal Code	V3V 2R6
Gross Taxes	$4,788.21
Zoning	RF

Property Timeline

Status	Date	Price
R3181339 / Active	11-04-2026	$1,249,999
to view full Property History (3 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	12'3 x 12'3 ft
Main Level	Dining Room	7'4 x 7'4 ft
Main Level	Kitchen	12'9 x 12'9 ft
Main Level	Eating Area	9'2 x 9'2 ft
Main Level	Primary Bedroom	15'6 x 15'6 ft
Main Level	Bedroom	10'4 x 10'4 ft
Main Level	Bedroom	9'5 x 9'5 ft
Main Level	Bedroom	8'7 x 8'7 ft
Main Level	Laundry	7'6 x 7'6 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#3
Main Level	No	#4

Listed by: RE/MAX City 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 2.10 km · L A Matheson Secondary School 5/10 · 1.05 km · crime average · sell-speed score 38/100 (may take longer) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (8 nearby)

City barber · 794 m · Hairdresser
Saint helen's · 849 m · Post Office
Family care pharmacy · 857 m · Pharmacy

Restaurants (6 nearby)

Wow grill & momo · 802 m · Restaurant
Lighthouse indian kitchen · 848 m · Restaurant
Mezbaan indian & indo chinese food · 865 m · Restaurant

Groceries (2 nearby)

Garcha bros meat shop · 878 m · Butcher
Fruiticana · 971 m · Supermarket

Healthcare (2 nearby)

Family care pharmacy · 857 m · Healthcare
Shoppers drug mart · 978 m · Healthcare

Transit (1 nearby)

Bus stop westbound 96 ave @ 122 st · 996 m · Transit

Public Schools

Secondary
L A Matheson Secondary School: Average 1.05 km 5/10
Elementary
Prince Charles Elementary School: Average 0.23 km 4.5/10

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 2.43 km 7.8/10
Secondary
Purpose Independent Secondary School: Average 3.35 km 4/10

Closest Transit

Bus Stop
Eastbound 100 Ave @ 124B St: 0.13 km
Skytrain
Skytrain @ Surrey Central Stn: 2.10 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Below Average 14.3%
No Certificate/Degree: Above Average 25%
Owner Occupied: Average 66.8%
Employment Rate: Above Average 71.3%

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

38 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $1,069,444

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.10 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How CEDAR HILLS compares

This property

4 DOM

Listed

12533 99a Avenue has a sell-speed score of 38/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 16.9% above comparable active properties in Cedar Hills. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V3V 2R6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3V 2R6, 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 (~3.4 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

23 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Prince Charles Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	4.5 / 10	Distance 230 m
Cedar Hills Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 455 m
L A Matheson Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.0 / 10	Distance 1.05 KM
Senator Reid Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 1.19 KM
Old Yale Road Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 1.40 KM
Betty Huff Elementary School	Public	Grades Served K-7	Catchment Info —	3.4 / 10	Distance 1.57 KM
Kwantlen Park Secondary School	Public	Grades Served 8-12	Catchment Info —	5.7 / 10	Distance 1.63 KM
Kirkbride Elementary School	Public	Grades Served K-7	Catchment Info —	2.9 / 10	Distance 1.65 KM
David Brankin Elementary School	Public	Grades Served K-7	Catchment Info —	4.4 / 10	Distance 1.67 KM
K B Woodward Elementary School	Public	Grades Served K-7	Catchment Info —	3.7 / 10	Distance 1.78 KM
Royal Heights Elementary School	Public	Grades Served K-7	Catchment Info —	3.5 / 10	Distance 1.82 KM
Bridgeview Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 2.00 KM
City Central Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.0 / 10	Distance 2.24 KM
Continuing Ed SD36 (Queen Elizabeth)	Public	Grades Served —	Catchment Info —	3.1 / 10	Distance 2.29 KM
Queen Elizabeth Secondary School	Public	Grades Served 8-12	Catchment Info —	5.4 / 10	Distance 2.30 KM
Continuing Ed SD36 (Invergarry)	Public	Grades Served —	Catchment Info —	N/A	Distance 2.41 KM
Immaculate Conception School	Independent	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.43 KM
Delview Secondary School	Public	Grades Served 8-12	Catchment Info —	6.1 / 10	Distance 2.45 KM
Immaculate Conception	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 2.48 KM
Cindrich Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 2.56 KM
Gibson Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 2.76 KM
Sikh Academy	Independent	Grades Served K-7	Catchment Info —	7.6 / 10	Distance 2.96 KM
Our Lady of Good Counsel	Independent	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 2.99 KM

Pre-computed routes from 12533 99a Ave, Surrey, BC

12533 99a Ave, Surrey, BC Surrey Central 2.1 km

66 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Surrey Central → Waterfront
66 min
Metrotown, Burnaby via Surrey Central → Metrotown
48 min
SFU Burnaby via Surrey Central → Production Way
46 min
Richmond Centre via Surrey Central → Brighouse
91 min
YVR Airport via Surrey Central → YVR-Airport
92 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
25 min
Metrotown, Burnaby via Lougheed Hwy
13 min
SFU Burnaby via Gaglardi Way
10 min
Richmond Centre via No. 3 Rd
23 min
YVR Airport via Bridgeport / Sea Island
27 min

Calculate your commute

12533 99a Ave, Surrey, BC is ideally located for commuters. The property is 2.1 km from Surrey Central, with a 66 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound 100 Ave @ 124B St (0.13 km). Walk Score Transit rating: Good Transit (53/100).

Walkability & Transit Near 12533 99a Avenue

Somewhat Walkable 57

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Good Transit 53

Transit Score - Good Transit

Many nearby public transportation options

Bikeable 50

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 12533 99a Avenue

2026 assessed value, sourced from City of Surrey open data (PID 004-877-721).

Total Assessed Value (2026)

$1,136,000

2026 Value Trend

Land

$1,118,000

Buildings

$18,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,118,000	$18,000	$1,136,000	—

Costs & calculators

Monthly cost about $5,436/month · rent estimate $5,062/month · owning nets $982/month less than renting · cash flow if rented −$786/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 12533 99a Avenue

$5,436 /month

Principal & Interest $5,037

Property Taxes $399

Maintenance fee $0

The estimated monthly cost of 12533 99a Avenue, Surrey is $5,436: $5,037 principal and interest with 20% down over 30 years at 4.45%, plus $399 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

−$786 /month

Mortgage Payment $5,037

Monthly Cash Flow −$786

Break Even Down Payment 33%

Cap Rate -0.8%

Cash on Cash -3.8%

If 12533 99a Avenue, Surrey were rented at $5,062 a month with 5% vacancy, it would fall $786 a month short of the mortgage and carrying costs; about 33% 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 12533 99a Avenue, Surrey

$5,062 / month

Rent $5,062

Own $5,436

Principal: $1,620/mo Interest, tax, insurance, fees: $3,816/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,356/mo (year 1) → ~$3,154/mo (year 20) → ~$4,704/mo (year 29).

Net cost to own at year 5 ~$3,816/mo About $1,246/mo less than renting

EstateBlock estimates 12533 99a Avenue, Surrey would rent for about $5,062 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: 12533 99a Avenue

Rent vs own

Owning nets $982/mo less than renting

With 20% down ($250,000) at 4.45%: $4,080/mo net cost to own in year 1 vs $5,062/mo rent

Principal paid off by year 5 $89,113

Principal paid off by year 10 $200,387

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.

Owning 12533 99a Avenue, Surrey nets about $982 a month less than renting it in year 1, with $89,113 of principal paid off by year 5 and $200,387 by year 10.