Home Surrey, BC Cedar Hills 12845 99 Avenue

12845 99 Ave, Surrey BC V3T 1E6 – House for Sale – MLS® R3167108

12845 99 Avenue, Surrey, British Columbia V3T 1E6

Surrey Houses for Sale

56 days on the market

$2,699,000

Est. monthly cost $11,991/mo

Updated with MLS® - Nov 12, 2026 at 11:45pm

Cedar Hills

10 Beds

9 Baths

6240 sqft

433 $ /sqft

2016 built

Photos

Gorgeous custom-built 6,240 sq. ft. home in the highly desirable Cedar Hill neighborhood, offering grandeur and luxury. The elegant foyer features soaring double-height ceilings, leading to formal living and dining rooms. The main floor includes a bedroom, private office, deluxe kitchen with quality appliances, and a separate work kitchen. Upstairs boasts 4 spacious en-suite bedrooms, including a hotel-inspired primary suite with a sitting area, dressing room, and designer en-suite. The finished basement offers a theater/media room and 2 rental units for mortgage assistance. Enjoy the expansive backyard, perfect for entertaining family and friends.

Building 19 fields Inside & out 13 fields Lot & land 10 fields

Building Details

Price	$2,699,000
Total Bedrooms	10
Total Bathrooms	9
Full Bathrooms	8
Half Bathrooms	1
Floor Area Total (sqft)	6240
Year Built	2016
Age Of Building	10
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Building Name	Cedar Hills
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	Garage Double, Front Access, Garage Door Opener
Total Parking Spaces	8

Interior Features

Basement Finished Area (sqft)	2169
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Oven
Interior Features	Central Vacuum, Vaulted Ceiling(s)
Fireplace	2
Heating Type	Natural Gas, Radiant
Cooling	Central Air, Air Conditioning
# of Kitchens	4
Flooring	Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden, Balcony, Private Yard
Roof	Asphalt
Structures	Residential Detached

Lot & Land

Lot Size	12734
Lot Size Depth	Feet
Lot Size Frontage	60
MLS^® #	R3167108
Area	North Surrey
Neighbourhood	Cedar Hills
City	Surrey
Postal Code	V3T 1E6
Gross Taxes	$13,378.48
Zoning	SFD

Property Timeline

Status	Date	Price
R3167108 / Active	09-18-2026	$2,699,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	23'8 x 23'8 ft
Main Level	Family Room	16'10 x 16'10 ft
Main Level	Kitchen	16'10 x 16'10 ft
Main Level	Wok Kitchen	12'8 x 12'8 ft
Main Level	Dining Room	12'8 x 12'8 ft
Main Level	Bedroom	11'9 x 11'9 ft
Main Level	Foyer	12' x 12' ft
Main Level	Den	10' x 10' ft
Main Level	Nook	10'3 x 10'3 ft
Main Level	Laundry	8'9 x 8'9 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4
Main Level	No	#2

Listed by: eXp Realty of Canada Inc.

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 1.50 km · Queen Elizabeth Secondary School 5.4/10 · 1.76 km · crime average · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (10 nearby)

City barber · 634 m · Hairdresser
Chand hair design · 654 m · Hairdresser
Super drycleaners · 655 m · Laundry

Restaurants (7 nearby)

Wow grill & momo · 645 m · Restaurant
Lighthouse indian kitchen · 653 m · Restaurant
Camy's pizza · 655 m · Fast Food

Groceries (4 nearby)

Garcha bros meat shop · 656 m · Butcher
Fruiticana · 658 m · Supermarket
New amsterdam bakery · 754 m · Bakery

Healthcare (2 nearby)

Family care pharmacy · 658 m · Healthcare
Shoppers drug mart · 788 m · Healthcare

Transit (1 nearby)

Bus stop westbound 104 ave @ 13000 block · 999 m · Transit

Public Schools

Secondary
Queen Elizabeth Secondary School: Average 1.76 km 5.4/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary
Our Lady of Good Counsel: Above Average 2.4 km 8.5/10
Secondary
Purpose Independent Secondary School: Average 3.86 km 4/10

Closest Transit

Bus Stop
Eastbound 100 Ave @ 128 St: 0.12 km
Skytrain
Skytrain @ Surrey Central Stn: 1.50 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 15.7%
No Certificate/Degree: Above Average 24.3%
Owner Occupied: Average 71.6%
Employment Rate: Above Average 74%

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 — 1.50 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

56 DOM

Listed

Climate Risk for V3T 1E6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3T 1E6, 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 (~3.8 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

29 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Old Yale Road Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 803 m
Prince Charles Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 825 m
Cedar Hills Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.02 KM
Kwantlen Park Secondary School	Public	Grades Served 8-12	Catchment Info —	5.7 / 10	Distance 1.19 KM
Betty Huff Elementary School	Public	Grades Served K-7	Catchment Info —	3.4 / 10	Distance 1.23 KM
Senator Reid Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 1.34 KM
K B Woodward Elementary School	Public	Grades Served K-7	Catchment Info —	3.7 / 10	Distance 1.42 KM
L A Matheson Secondary School	Public	Grades Served 8-12	Catchment Info —	5.0 / 10	Distance 1.52 KM
David Brankin Elementary School	Public	Grades Served K-7	Catchment Info —	4.4 / 10	Distance 1.57 KM
Continuing Ed SD36 (Queen Elizabeth)	Public	Grades Served —	Catchment Info —	3.1 / 10	Distance 1.75 KM
Queen Elizabeth Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.4 / 10	Distance 1.76 KM
City Central Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.0 / 10	Distance 1.97 KM
Kirkbride Elementary School	Public	Grades Served K-7	Catchment Info —	2.9 / 10	Distance 2.03 KM
Cindrich Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 2.16 KM
Continuing Ed SD36 (Invergarry)	Public	Grades Served —	Catchment Info —	N/A	Distance 2.38 KM
Our Lady of Good Counsel	Independent	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 2.40 KM
Royal Heights Elementary School	Public	Grades Served K-7	Catchment Info —	3.5 / 10	Distance 2.44 KM
Bridgeview Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 2.63 KM
Simon Cunningham Elementary School	Public	Grades Served K-7	Catchment Info —	4.1 / 10	Distance 2.65 KM
Forsyth Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.3 / 10	Distance 2.66 KM
Creekside Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 2.67 KM
North Surrey Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.2 / 10	Distance 2.69 KM
Immaculate Conception School	Independent	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.82 KM
Education Services (Alternate)	Public	Grades Served —	Catchment Info —	3.8 / 10	Distance 2.82 KM
Lena Shaw Elementary School	Public	Grades Served K-7	Catchment Info —	4.0 / 10	Distance 2.83 KM
SD 36 Alternate North Surrey LC	Public	Grades Served —	Catchment Info —	6.3 / 10	Distance 2.84 KM
Immaculate Conception	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 2.87 KM
Sikh Academy	Independent	Grades Served K-7	Catchment Info —	7.6 / 10	Distance 2.87 KM
Delview Secondary School	Public	Grades Served 8-12	Catchment Info —	6.1 / 10	Distance 2.96 KM

Pre-computed routes from 12845 99 Ave, Surrey, BC

12845 99 Ave, Surrey, BC Surrey Central 1.5 km

59 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Surrey Central → Waterfront
59 min
Metrotown, Burnaby via Surrey Central → Metrotown
41 min
SFU Burnaby via Surrey Central → Production Way
39 min
Richmond Centre via Surrey Central → Brighouse
84 min
YVR Airport via Surrey Central → YVR-Airport
85 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
24 min
YVR Airport via Bridgeport / Sea Island
27 min

Calculate your commute

12845 99 Ave, Surrey, BC is ideally located for commuters. The property is 1.5 km from Surrey Central, with a 59 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound 100 Ave @ 128 St (0.12 km). Walk Score Transit rating: Good Transit (56/100).

Walkability & Transit Near 12845 99 Avenue

Somewhat Walkable 64

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Good Transit 56

Transit Score - Good Transit

Many nearby public transportation options

Bikeable 64

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 12845 99 Avenue

2026 assessed value, sourced from City of Surrey open data (PID 009-986-294).

Total Assessed Value (2026)

$2,501,000

2026 Value Trend

Land

$1,339,000

Buildings

$1,162,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,339,000	$1,162,000	$2,501,000	—

Costs & calculators

Monthly cost about $11,991/month · rent estimate $6,671/month · owning catches up with renting by year 26 · cash flow if rented −$5,878/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 12845 99 Avenue

$11,991 /month

Principal & Interest $10,876

Property Taxes $1,115

Maintenance fee $0

The estimated monthly cost of 12845 99 Avenue, Surrey is $11,991: $10,876 principal and interest with 20% down over 30 years at 4.45%, plus $1,115 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

−$5,878 /month

Mortgage Payment $10,876

Monthly Cash Flow −$5,878

Break Even Down Payment 64%

Cap Rate -2.6%

Cash on Cash -13.1%

If 12845 99 Avenue, Surrey were rented at $6,671 a month with 5% vacancy, it would fall $5,878 a month short of the mortgage and carrying costs; about 64% 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 12845 99 Avenue, Surrey

$6,671 / month

Rent $6,671

Own $11,991

Principal: $3,498/mo Interest, tax, insurance, fees: $8,493/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$2,929/mo (year 1) → ~$6,810/mo (year 20) → ~$10,157/mo (year 29).

Net cost to own at year 5 ~$8,493/mo About $1,822/mo more than renting

EstateBlock estimates 12845 99 Avenue, Surrey would rent for about $6,671 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: 12845 99 Avenue

Rent vs own

Owning catches up by year 26

With 20% down ($539,800) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $192,413

Principal paid off by year 10 $432,677

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 12845 99 Avenue, Surrey is cheaper at first, but owning catches up by year 26, with $192,413 of principal paid off by year 5 and $432,677 by year 10.