Photos

Exterior photo of 13920 King Rd, Surrey, BC – MLS® R3092175

Exterior Rear Photo of 13920 King Road, Surrey, BC

Rare opportunity to secure land in one of Surrey’s rapidly developing neighborhoods. This 3,450 sq.ft. lot offers strong future upside in a high-growth area with ongoing development and infrastructure expansion. Ideal for builders, investors, or those looking to hold and build.

Exterior Features

Structures	Land Only

Building Details

Price	$799,000
Property Type	Land
Ownership Type	Freehold NonStrata
Utility Type	Sanitary Sewer Nearby, Storm Sewer Nearby, Electricity Nearby, Natural Gas Nearby, Phone Nearby, Cable Available
Water (WaterSource)	None

Lot & Land

Lot Size	3450
Lot Size Depth	Feet
MLS^® #	R3092175
Area	North Surrey
Neighbourhood	Whalley
City	Surrey
Postal Code	V3R 2V4
Gross Taxes	$836.69
Zoning	RA

Property Timeline

Status	Date	Price
R3092175 / Active	02-20-2026	$799,000

Listed by: 1NE Collective Realty 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 & Neighbourhood

Public Schools

Elementary
James Ardiel Elementary School: Below Average 0.86 km 3.7/10
Secondary
Kwantlen Park Secondary School: Average 2.85 km 5.7/10

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

Private Schools

Elementary
Iqra School: Above Average 1.36 km 9.2/10
Secondary
Honour Secondary School: 2.29 km

Closest Transit

Bus Stop
Northbound McBride Dr @ King Rd: 0.7 km
Skytrain
Skytrain @ Gateway Stn: 1.95 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 11.7%
No Certificate/Degree: Above Average 25%
Owner Occupied: Average 61.8%
Employment Rate: Above Average 69.2%

Noise/ Power Lines

Road/Hwy Noise: Possible
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

54 / 100

Overall sell-speed score

Moderate pace expected

B+

Price competition grade

Avg comparable: $874,905

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Market conditions

Market conditions unavailable

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 1.95 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WHALLEY compares

This property

243 DOM

Listed

Whalley avg

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Surrey avg

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13920 King Road has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 9.5% below comparable active properties in Whalley, which is a strong competitive signal. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V3R 2V4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3R 2V4, 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 B / Good

Annual avg PM2.5 5.2 µg/m³ — meets Canada's CAAQS. Nearest station: New Westminster Sapperton Park, New Westminster (~4.5 km). Annual avg AQHI 0 — 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.

Nearby Restaurants, Cafes & Shops

Restaurants (1 nearby)

Soul bite food · 995 m · Fast Food

Transit (1 nearby)

Bus stop southbound 136 st @ 113 ave · 992 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Surrey Traditional School	Public	Grades Served K-7	Catchment Info —	5.6 / 10	Distance 658 m
James Ardiel Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	3.7 / 10	Distance 864 m
Iqra School	Independent	Grades Served K-7	Catchment Info —	9.2 / 10	Distance 1.36 KM
Ellendale Elementary School	Public	Grades Served K-7	Catchment Info —	3.0 / 10	Distance 1.68 KM
Forsyth Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.3 / 10	Distance 1.86 KM
Mary Jane Shannon Elementary School	Public	Grades Served K-7	Catchment Info —	3.7 / 10	Distance 2.18 KM
City Central Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.0 / 10	Distance 2.23 KM
Guildford Park Secondary School	Public	Grades Served 8-12	Catchment Info —	5.5 / 10	Distance 2.27 KM
Honour Secondary School	Independent	Grades Served 10-12	Catchment Info —	N/A	Distance 2.29 KM
Cape Horn Elementary	Public	Grades Served —	Catchment Info —	4.8 / 10	Distance 2.30 KM
Our Lady of Good Counsel	Independent	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 2.33 KM
K B Woodward Elementary School	Public	Grades Served K-7	Catchment Info —	3.7 / 10	Distance 2.65 KM
Holly Elementary School	Public	Grades Served K-7	Catchment Info —	3.6 / 10	Distance 2.84 KM
Kwantlen Park Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.7 / 10	Distance 2.85 KM

Pre-computed routes from 13920 King Rd, Surrey, BC

13920 King Rd, Surrey, BC Gateway 2.0 km

62 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Gateway → Waterfront
62 min
Metrotown, Burnaby via Gateway → Metrotown
44 min
SFU Burnaby via Gateway → Production Way
42 min
Richmond Centre via Gateway → Brighouse
87 min
YVR Airport via Gateway → YVR-Airport
88 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
26 min
Metrotown, Burnaby via Lougheed Hwy
15 min
SFU Burnaby via Gaglardi Way
9 min
Richmond Centre via No. 3 Rd
27 min
YVR Airport via Bridgeport / Sea Island
30 min

Calculate your commute

13920 King Rd, Surrey, BC is ideally located for commuters. The property is 2.0 km from Gateway, with a 62 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Northbound McBride Dr @ King Rd (0.7 km). Walk Score Transit rating: Some Transit (29/100).

Walkability & Transit Near 13920 King Road

Car-Dependent 39

Walk Score - Car-Dependent

Most errands require a car

Some Transit 29

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 25

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 13920 King Road

2026 assessed value, sourced from City of Surrey open data (PID 023-399-341).

Total Assessed Value (2026)

$85,100

2026 Value Trend

Land

$85,100

Buildings

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$85,100	$0	$85,100	—

Mortgage Calculator for 13920 King Road

/month

Principal & Interest

Property Taxes $70

Maintenance fee 0

A 20% down payment of $159,800 on this $799,000 listing yields an estimated mortgage of $3,052/month (30-year fixed, 4%). Total estimated housing cost: $3,122/month, $70 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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $2,814/month in estimated rental income against $3,255/month in mortgage payments, the monthly cashflow is -$441/month. A 32% down payment would reach break-even.

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

Estateblock Rent Estimate for 13920 King Road, Surrey

Buy Vs Rent Calculator

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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.