Home Surrey, BC Grandview Surrey 16455 22 Avenue

16455 22 Ave, Surrey BC - Half Duplex for Sale - MLS# R3075690

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Listing updated: Jun 26, 2026 at 01:33am

EstateBlock checked: Sep 6, 2026 at 03:40am

4 Beds

4 Baths

2550 sqft

508 $ /sqft

2016 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Jun 26, 2026 at 01:33am

EstateBlock checked: Sep 6, 2026 at 03:40am

Photo

VERIFIED ACCOUNT REQUIRED

Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Elementary
Pacific Heights Elementary School: Average 1.55 km 5.6/10

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

Private Schools

Elementary, Secondary
Southridge School: Above Average 1.23 km 9.6/10
Elementary, Secondary
Southridge School: Above Average 1.23 km 9.6/10

Closest Transit

Bus Stop
Eastbound 24 Ave @ 164 St: 0.35 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 10.16 km

Crime Rate

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

Demographics

Post-Secondary Education: Average 27.5%
No Certificate/Degree: Below Average 9.4%
Owner Occupied: Below Average 58.7%
Employment Rate: Average 57.9%

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

48 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,295,000

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Market conditions

Market conditions unavailable

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 10.16 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 GRANDVIEW SURREY compares

This property

171 DOM

Listed

Grandview Surrey avg

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Surrey avg

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16455 22 Avenue has a sell-speed score of 48/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced in line with comparable active properties in Grandview Surrey. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V3Z 0L8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3Z 0L8, 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 4.6 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Surrey East, Surrey (~11.4 km). Annual avg AQHI 1.8 — 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 (24 nearby)

Panago · 756 m · Fast Food
Afghan kitchen · 759 m · Restaurant
De dutch · 766 m · Restaurant

Shopping (21 nearby)

Westminster savings · 780 m · Bank
Coastal riders · 794 m · Sports Shop
Surrey waxing & eyebrow tinting · 824 m · Beauty Shop

Cafes (2 nearby)

Chatime · 799 m · Cafe
Starbucks · 901 m · Cafe

Healthcare (1 nearby)

Shoppers drug mart · 841 m · Healthcare

Transit (1 nearby)

Bus stop northbound 160 st @ 24 ave · 976 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Southridge School	Independent	Grades Served K-12	Catchment Info —	10.0 / 10	Distance 1.23 KM
Earl Marriott Secondary	Public	Grades Served —	Catchment Info —	9.6 / 10	Distance 1.32 KM
Pacific Heights Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	5.6 / 10	Distance 1.55 KM
Sunnyside Elementary School	Public	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 1.64 KM
South Surrey White Rock Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.8 / 10	Distance 1.78 KM
South Meridian Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 1.87 KM
Jessie Lee Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.02 KM
Peace Arch Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 2.14 KM
Peace Arch Elementary	Public	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.14 KM
White Rock Christian Academy	Independent	Grades Served K-12	Catchment Info —	8.9 / 10	Distance 2.56 KM
Newbridge Academy	Independent	Grades Served —	Catchment Info —	8.1 / 10	Distance 2.61 KM
Morgan Elementary School	Public	Grades Served K-7	Catchment Info —	7.2 / 10	Distance 2.80 KM
Star of the Sea	Independent	Grades Served —	Catchment Info —	4.6 / 10	Distance 2.86 KM
Star of the Sea School	Independent	Grades Served K-7	Catchment Info —	8.7 / 10	Distance 2.89 KM

Walkability & Transit Near 16455 22 Avenue

Car-Dependent 36

Walk Score - Car-Dependent

Most errands require a car

Some Transit 33

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 55

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 16455 22 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $490

Maintenance fee 0

Financing 80% of the $1,295,000 asking price over 30 years at 4% results in approximately $5,436/month in total estimated carrying costs, $490 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.

Listing data last synced: Jun 26, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

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/month

Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $4,941/month in rental income, leaving a -$660/month cashflow at current carrying costs. Investors targeting break-even would need roughly 31% down.

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

Estateblock Rent Estimate for 16455 22 Avenue, 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.