Home Surrey, BC Grandview Surrey 16774 20a Avenue

16774 20a Ave, Surrey BC V3Z 9M9 – House for Sale – MLS® R3168835

16774 20a Avenue, Surrey, British Columbia V3Z 9M9

Surrey Houses for Sale

54 days on the market

$1,538,000

Est. monthly cost $6,833/mo

Updated with MLS® - Nov 14, 2026 at 04:45pm

5 Beds

6 Baths

3023 sqft

509 $ /sqft

2022 built

Photos

Stunning Former Show Home with Ocean & Mountain Views. Welcome to your dream home! This beautifully designed residence boasts a south-facing backyard offering breathtaking ocean and mountain views. Inside, the main level features an open-concept kitchen with an oversized island, ideal for entertaining or family gatherings. As a former show home, it showcases high-end finishes and thoughtful design throughout. Upstairs, you'll find three spacious ensuite bedrooms, offering privacy and comfort for every family member. Downstairs, the legal 2 -bedroom suite provides an excellent mortgage helper or space for extended family, while a dedicated media room creates the ultimate spot for cozy movie nights or game days. We are looking forward to your visit !

Building 18 fields Inside & out 14 fields Lot & land 10 fields

Building Details

Price	$1,538,000
Total Bedrooms	5
Total Bathrooms	6
Full Bathrooms	4
Half Bathrooms	2
Floor Area Total (sqft)	3023
Year Built	2022
Age Of Building	4
Building Type	Single Family Residence
Property Type	Residential
Stories	2
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, Garage Double, Rear Access, Concrete, Garage Door Opener
Total Parking Spaces	4
Rental Suites	Legal Suite

Interior Features

Basement Finished Area (sqft)	1025
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave, Oven
Fireplace	1
Heating Type	Baseboard, Forced Air, Natural Gas
Cooling	Central Air, Air Conditioning
Laundry	In Unit
# of Kitchens	2
Flooring	Laminate
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden, Balcony
View Description	PARTIAL OCEAN & MOUNTAIN VIEW
Roof	Asphalt
Structures	Residential Detached

Lot & Land

Lot Size	3789
Lot Size Depth	Feet
Lot Size Frontage	9.45
MLS^® #	R3168835
Area	South Surrey White Rock
Neighbourhood	Grandview Surrey
City	Surrey
Postal Code	V3Z 9M9
Gross Taxes	$7,625.17
Zoning	R5

Property Timeline

Status	Date	Price
R3168835 / Active	09-21-2026	$1,538,000
to view full Property History (4 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	20'10 x 20'10 ft
Main Level	Dining Room	9'10 x 9'10 ft
Main Level	Family Room	20'10 x 20'10 ft
Main Level	Kitchen	11'11 x 11'11 ft
Main Level	Mud Room	6'3 x 6'3 ft
Above Level	Primary Bedroom	13'4 x 13'4 ft
Above Level	Walk-In Closet	7'1 x 7'1 ft
Above Level	Bedroom	10' x 10' ft
Above Level	Walk-In Closet	5' x 5' ft
Above Level	Bedroom	13'6 x 13'6 ft
Above Level	Walk-In Closet	5'11 x 5'11 ft
Above Level	Laundry	5'10 x 5'10 ft
Basement Level	Recreation Room	16'7 x 16'7 ft
Basement Level	Living Room	10'4 x 10'4 ft
Basement Level	Kitchen	9'6 x 9'6 ft
Basement Level	Bedroom	10' x 10' ft
Basement Level	Bedroom	10' x 10' ft
Basement Level	Laundry	5'7 x 5'7 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	No	#3
Above Level	Yes	#4
Above Level	No	#3
Basement	No	#2

Listed by: Royal Pacific Tri-Cities 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 10.10 km · crime average · sell-speed score 42/100 (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 eastbound 24 ave @ 164 st · 960 m · Transit

Public Schools

Elementary
Pacific Heights Elementary School: Average 1.34 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 1.92 km 9.6/10
Elementary, Secondary
Southridge School: Above Average 1.92 km 9.6/10

Closest Transit

Bus Stop
Eastbound 24 Ave @ 168 St: 0.73 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 10.10 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

42 / 100

Overall sell-speed score

May take longer

B+

Price competition grade

Avg comparable: $1,649,600

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 10.10 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

54 DOM

Listed

16774 20a Avenue has a sell-speed score of 42/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 6.8% below comparable active properties in Grandview Surrey, which is a strong competitive signal. The local market is currently a Buyer's Market with a sales-to-active ratio of 7.8% — buyers have more leverage. With 616 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 9M9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3Z 9M9, 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 (~11.4 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.

Schools NearBy

9 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Pacific Heights Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	5.6 / 10	Distance 1.34 KM
Earl Marriott Secondary	Public	Grades Served —	Catchment Info —	9.6 / 10	Distance 1.34 KM
South Meridian Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 1.79 KM
Southridge School	Independent	Grades Served K-12	Catchment Info —	10.0 / 10	Distance 1.92 KM
Peace Arch Elementary	Public	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.24 KM
Peace Arch Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 2.28 KM
Sunnyside Elementary School	Public	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 2.32 KM
South Surrey White Rock Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.8 / 10	Distance 2.45 KM
Jessie Lee Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.61 KM

Walkability & Transit Near 16774 20a Avenue

Car-Dependent 28

Walk Score - Car-Dependent

Most errands require a car

Some Transit 27

Transit Score - Some Transit

A few nearby public transportation options

Somewhat Bikeable 33

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 16774 20a Avenue

2026 assessed value, sourced from City of Surrey open data (PID 030-742-277).

Total Assessed Value (2026)

$1,653,000

2026 Value Trend

Land

$1,058,000

Buildings

$595,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,058,000	$595,000	$1,653,000	—

Costs & calculators

Monthly cost about $6,833/month · rent estimate $5,318/month · owning nets $154/month less than renting · cash flow if rented −$1,941/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 16774 20a Avenue

$6,833 /month

Principal & Interest $6,198

Property Taxes $635

Maintenance fee $0

The estimated monthly cost of 16774 20a Avenue, Surrey is $6,833: $6,198 principal and interest with 20% down over 30 years at 4.45%, plus $635 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

−$1,941 /month

Mortgage Payment $6,198

Monthly Cash Flow −$1,941

Break Even Down Payment 46%

Cap Rate -1.5%

Cash on Cash -7.6%

If 16774 20a Avenue, Surrey were rented at $5,318 a month with 5% vacancy, it would fall $1,941 a month short of the mortgage and carrying costs; about 46% 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 16774 20a Avenue, Surrey

$5,318 / month

Rent $5,318

Own $6,833

Principal: $1,993/mo Interest, tax, insurance, fees: $4,840/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,669/mo (year 1) → ~$3,881/mo (year 20) → ~$5,788/mo (year 29).

Net cost to own at year 5 ~$4,840/mo About $478/mo less than renting

EstateBlock estimates 16774 20a Avenue, Surrey would rent for about $5,318 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: 16774 20a Avenue

Rent vs own

Owning nets $154/mo less than renting

With 20% down ($307,600) at 4.45%: $5,164/mo net cost to own in year 1 vs $5,318/mo rent

Principal paid off by year 5 $109,645

Principal paid off by year 10 $246,557

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 16774 20a Avenue, Surrey nets about $154 a month less than renting it in year 1, with $109,645 of principal paid off by year 5 and $246,557 by year 10.