Prime opportunity to acquire approximately 1 acre of flat Light Industrial (IL) designated land in the highly sought-after Campbell Heights Business Park. The subject property is ideally situated in a rapidly developing industrial corridor. The two adjacent properties to the south have received 3rd Reading for rezoning by the City of Surrey, with municipal services anticipated to be extended to the property line upon completion of the neighbouring development. Buyers are advised to verify servicing, zoning, and development potential with the City of Surrey.

Exterior Features

Structures	Land Only

Building Details

Price	$2,999,900
Property Type	Land
Ownership Type	Freehold NonStrata
Utility Type	Sanitary Sewer Nearby, Storm Sewer Nearby, Electricity At Lot Line, Natural Gas At Lot Line, Natural Gas Connected, Cable Connected
Water (WaterSource)	Public

Lot & Land

Lot Size	43553
Lot Size Depth	Feet
Lot Size Frontage	94
MLS^® #	R3141461
Area	Cloverdale
Neighbourhood	Serpentine
City	Surrey
Postal Code	V3Z 1A9
Gross Taxes	$14,996.26
Zoning	A-1

Property Timeline

Status	Date	Price
R3141461 / Active	06-29-2026	$2,999,900
to view full Property History (4 earlier records)

Listed by: Royal LePage Global Force 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 & Neighbourhood

Public Schools

Elementary
East Kensington Elementary School: 2.62 km

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

Private Schools

Elementary
St. Catherines School: Above Average 1.27 km 9.2/10
Secondary
St John Paul II Academy: Above Average 3.26 km 8.2/10

Closest Transit

Bus Stop
Westbound 32 Ave @ 196 St: 0.14 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 5.23 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: 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

39 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $2,237,925

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Market conditions

Market conditions unavailable

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.23 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How SERPENTINE compares

This property

69 DOM

Listed

Serpentine avg

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Surrey avg

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3271 196 Street has a sell-speed score of 39/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 25.4% above comparable active properties in Serpentine. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V3Z 1A9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3Z 1A9, 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 (~8.1 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
St. Catherines School	Independent	Grades Served K-7	Catchment Info —	9.2 / 10	Distance 1.27 KM
Brookswood Secondary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.33 KM
Noel Booth Elementary School	Public	Grades Served K-7	Catchment Info —	4.6 / 10	Distance 1.35 KM
Anchor Point Montessori	Independent	Grades Served —	Catchment Info —	0	Distance 1.94 KM
Belmont Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 2.10 KM
Alice Brown Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 2.32 KM
East Kensington Elementary School	Public	Grades Served K-6	Catchment Info In Catchment	0	Distance 2.62 KM
Langley Equestrian Academy	Public	Grades Served 7-12	Catchment Info —	6.0 / 10	Distance 2.86 KM
Glenwood Elementary School	Public	Grades Served K-7	Catchment Info —	4.9 / 10	Distance 2.94 KM

Mortgage Calculator for 3271 196 Street

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $1,250

Maintenance fee 0

Financing 80% of the $2,999,900 asking price over 30 years at 4% results in approximately $12,708/month in total estimated carrying costs, $1,250 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: Aug 9, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

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Break Even Down Payment 0%

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Cash on Cash

This listing generates an estimated $7,044/month in rental income, leaving a -$5,913/month cashflow at current carrying costs. Investors targeting break-even would need roughly 62% down.

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

Estateblock Rent Estimate for 3271 196 Street, 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.