Home Surrey, BC Grandview Surrey 16521 20 Avenue

Photos

Welcome to this brand-new duplex in the highly sought-after Grandview Heights community. This beautifully designed home offers 6 bedrooms + den and 5 bathrooms, featuring a bright open-concept main floor with spacious living and dining areas, a modern gourmet kitchen with a separate spice kitchen, and a large patio perfect for entertaining and outdoor enjoyment. A versatile den and convenient 2-piece powder room on the main level provide added flexibility for a home office or extended family.Upstairs, you'll find a luxurious primary bedroom with a spa-inspired ensuite, along with two additional generously sized bedrooms. The legal above-ground 2-bedroom suite plus a bachelor suite provide excellent mortgage helpers. Morgan Crossing, top-rated schools, golf courses, the future Costco.

Building 20 fields Inside & out 12 fields Lot & land 10 fields

Building Details

Price	$1,149,000
Total Bedrooms	6
Total Bathrooms	5
Full Bathrooms	4
Half Bathrooms	1
Floor Area Total (sqft)	2505
Year Built	2026
Age Of Building	0
Building Type	Half Duplex
Property Type	Residential
Architecture Style	3 Storey
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Independent living, Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Open, Lane Access, Rear Access, Gravel
Total Parking Spaces	3
Rental Suites	Legal Suite

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Full, Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Oven
Fireplace	0
Heating Type	Hot Water, Natural Gas, Radiant
# of Kitchens	3
Flooring	Laminate, Tile, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
View Description	Mountains
Roof	Asphalt
Structures	Duplex, Residential Attached

Lot & Land

Lot Size	2023.5
Lot Size Depth	Feet
Lot Size Frontage	0
MLS^® #	R3174110
Area	South Surrey White Rock
Neighbourhood	Grandview Surrey
City	Surrey
Postal Code	V3Z 0X6
Gross Taxes	$3,400.12
Zoning	R4

Property Timeline

Status	Date	Price
R3174110 / Active	10-09-2026	$1,149,000
to view full Property History (2 earlier records)

Rooms

Floor	Type	Dimensions
Below	Porch (enclosed)	15'2 x 15'2 ft
Below	Foyer	9'9 x 9'9 ft
Below	Bedroom	11'9 x 11'9 ft
Below	Walk-In Closet	4'9 x 4'9 ft
Below	Bedroom	11'8 x 11'8 ft
Below	Kitchen	10'3 x 10'3 ft
Below	Living Room	10'3 x 10'3 ft
Below	Bedroom	11'11 x 11'11 ft
Below	Walk-In Closet	4'9 x 4'9 ft
Main Level	Living Room	15'6 x 15'6 ft
Main Level	Dining Room	15'6 x 15'6 ft
Main Level	Kitchen	15'6 x 15'6 ft
Main Level	Wok Kitchen	7'11 x 7'11 ft
Main Level	Den	10'5 x 10'5 ft
Above Level	Primary Bedroom	15'7 x 15'7 ft
Above Level	Laundry	7'11 x 7'11 ft
Above Level	Bedroom	11'8 x 11'8 ft
Above Level	Bedroom	12'10 x 12'10 ft

Bathrooms

Floor	Ensuite	Pieces
Below	Yes	#4
Below	No	#4
Main Level	No	#2
Above Level	Yes	#4
Above Level	No	#4

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.

Map, sell speed & climate

SkyTrain 10.45 km · crime average · sell-speed score 37/100 (may take longer) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Transit (1 nearby)

Bus stop westbound 24 ave @ 168 st · 972 m · Transit

Public Schools

Elementary
Pacific Heights Elementary School: Average 1.72 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 1.62 km 9.6/10
Elementary, Secondary
Southridge School: Above Average 1.62 km 9.6/10

Closest Transit

Bus Stop
Eastbound 24 Ave @ 164 St: 0.79 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 10.45 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

37 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $1,067,500

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 10.45 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

32 DOM

Listed

16521 20 Avenue has a sell-speed score of 37/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 7.6% above comparable active properties in Grandview Surrey. The local market is currently a Buyer's Market with a sales-to-active ratio of 11.8% — buyers have more leverage. With 280 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V3Z 0X6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3Z 0X6, 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. Nearest station: Surrey East, Surrey (~11.7 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.

Schools NearBy

13 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Earl Marriott Secondary	Public	Grades Served —	Catchment Info —	9.6 / 10	Distance 971 m
South Meridian Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 1.49 KM
Southridge School	Independent	Grades Served K-12	Catchment Info —	10.0 / 10	Distance 1.62 KM
Pacific Heights Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	5.6 / 10	Distance 1.72 KM
Peace Arch Elementary	Public	Grades Served —	Catchment Info —	5.9 / 10	Distance 1.85 KM
Peace Arch Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 1.87 KM
South Surrey White Rock Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.8 / 10	Distance 1.99 KM
Sunnyside Elementary School	Public	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 2.05 KM
Jessie Lee Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.11 KM
Newbridge Academy	Independent	Grades Served —	Catchment Info —	8.1 / 10	Distance 2.65 KM
White Rock Christian Academy	Independent	Grades Served K-12	Catchment Info —	8.9 / 10	Distance 2.72 KM
White Rock Elementary	Public	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.90 KM
White Rock Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 2.92 KM

Walkability & Transit Near 16521 20 Avenue

Almost All Errands Require a Car 18

Walk Score - Almost All Errands Require a Car

Almost all errands require a car

Some Transit 30

Transit Score - Some Transit

A few nearby public transportation options

Somewhat Bikeable 28

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Costs & calculators

Monthly cost about $4,913/month · rent estimate $4,750/month · owning nets $1,084/month less than renting · cash flow if rented −$546/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 16521 20 Avenue

$4,913 /month

Principal & Interest $4,630

Property Taxes $283

Maintenance fee $0

The estimated monthly cost of 16521 20 Avenue, Surrey is $4,913: $4,630 principal and interest with 20% down over 30 years at 4.45%, plus $283 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

−$546 /month

Mortgage Payment $4,630

Monthly Cash Flow −$546

Break Even Down Payment 30%

Cap Rate -0.6%

Cash on Cash -2.9%

If 16521 20 Avenue, Surrey were rented at $4,750 a month with 5% vacancy, it would fall $546 a month short of the mortgage and carrying costs; about 30% 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 16521 20 Avenue, Surrey

$4,750 / month

Rent $4,750

Own $4,913

Principal: $1,489/mo Interest, tax, insurance, fees: $3,424/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,247/mo (year 1) → ~$2,899/mo (year 20) → ~$4,324/mo (year 29).

Net cost to own at year 5 ~$3,424/mo About $1,326/mo less than renting

EstateBlock estimates 16521 20 Avenue, Surrey would rent for about $4,750 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: 16521 20 Avenue

Rent vs own

Owning nets $1,084/mo less than renting

With 20% down ($229,800) at 4.45%: $3,666/mo net cost to own in year 1 vs $4,750/mo rent

Principal paid off by year 5 $81,913

Principal paid off by year 10 $184,196

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 16521 20 Avenue, Surrey nets about $1,084 a month less than renting it in year 1, with $81,913 of principal paid off by year 5 and $184,196 by year 10.