Home Surrey, BC Bear Creek Green Timbers Kings Landing II 401 13623 81a Avenue

401 13623 81a Ave, Surrey BC V3W 3N7 – Condo for Sale – MLS® R3168589

401 13623 81a Avenue, Surrey, British Columbia V3W 3N7

Surrey Condos for Sale

49 days on the market

$549,000

Est. monthly cost $2,783/mo

Updated with MLS® - Nov 11, 2026 at 03:45pm

2 Beds

2 Baths

788 sqft

697 $ /sqft

367 $ Maint. fee

2021 built

Photos

Discover this beautifully maintained 2-bedroom, 2-bathroom corner home, built in 2021 and filled with natural light. Thoughtfully designed with an airy open-concept floor plan, this residence combines modern style with everyday functionality. The inviting kitchen showcases sleek stainless-steel appliances, quartz countertops, an oversized island, and durable laminate flooring—perfect for hosting or relaxing at home. Enjoy exceptional convenience with transit just outside your door, while Bear Creek Park, Costco, shopping, dining, and everyday essentials are all within easy reach. Situated in the catchment areas for Bear Creek Elementary and Frank Hurt Secondary. A wonderful opportunity to own a stylish home in a highly convenient location!

Building 25 fields Inside & out 11 fields Lot & land 7 fields

Building Details

Price	$549,000
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	788
Year Built	2021
Age Of Building	5
Building Type	Apartment/Condo
Unit Style	Inside unit
Property Type	Residential
Stories	1
Building Amenities	Clubhouse, Exercise Centre, Trash, Maintenance Grounds, Management, Snow Removal
Ownership Type	Freehold Strata
Maintenance Fee	$367
Community Features	Shopping Nearby
Amenities Nearby	Clubhouse, Exercise Centre, Trash, Maintenance Grounds, Management, Snow Removal
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Underground, Guest
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Yes With Restrictions
Rental Suites	None

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Electric, Natural Gas
Laundry	In Unit
# of Kitchens	1
Flooring	Laminate
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3168589
Area	Surrey
Neighbourhood	Bear Creek Green Timbers
City	Surrey
Postal Code	V3W 3N7
Gross Taxes	$2,450
Zoning	CDZ4

Property Timeline

Status	Date	Price
R3168589 / Active	09-23-2026	$549,000

Rooms

Floor	Type	Dimensions
Main Level	Primary Bedroom	12'5 x 12'5 ft
Main Level	Bedroom	11'2 x 11'2 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Main Level	No	#4

Listed by: Woodhouse 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.

About the building: Kings Landing II

13623 81A Avenue, Bear Creek Green Timbers, Surrey

Kings Landing II building details

Building

Built: 2021
Homes: 144 in 6 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: EPS7431
Managed by: Paradigm Property Management
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: WaterSnow removalSewerRecreation FacilityManagementHot WaterGardeningGarbage PickupCaretaker

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Kings Landing II

For sale: 10
Median ask: $525K
Median $/sqft: $754
Days on market: 118
Sold, past year: 3

This home

$697/sqft, 7.6% below the building median of $754.

Structural warranty runs to 2031 under BC's 2-5-10 new-home warranty.

Homes for sale at Kings Landing II, Surrey Recent sold listings in Kings Landing II, Surrey

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map, sell speed & climate

SkyTrain 3.15 km · Frank Hurt Secondary School 4.9/10 · 1.15 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

Groceries (1 nearby)

Circle k · 282 m · Convenience

Shopping (1 nearby)

Icici bank · 146 m · Bank

Transit (1 nearby)

Bus stop northbound 132 st @ 84 ave · 987 m · Transit

Public Schools

Elementary
Bear Creek Elementary School: Below Average 0.45 km 3.4/10
Secondary
Frank Hurt Secondary School: Average 1.15 km 4.9/10

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

Private Schools

Elementary
Surrey Muslim School: Average 1.44 km 6.7/10
Elementary, Secondary
Regent Christian Academy: Above Average 4.38 km 7.2/10

Closest Transit

Bus Stop
Southbound King George Blvd @ 8100 Block: 0.05 km
Skytrain
Skytrain @ Green Timbers Station ( Under Construction till 2029): 3.15 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 14.4%
No Certificate/Degree: Above Average 23.2%
Owner Occupied: Average 68.2%
Employment Rate: Above Average 68.4%

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: $506,633

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.15 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 BEAR CREEK GREEN TIMBERS compares

This property

49 DOM

Listed

401 13623 81a 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 8.4% above comparable active properties in Bear Creek Green Timbers. The local market is currently a Buyer's Market with a sales-to-active ratio of 10.9% — buyers have more leverage. With 2148 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 V3W 3N7

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3W 3N7, 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 4.5 µg/m³ — meets WHO 2021 guideline. Nearest station: North Delta, Delta (~4.2 km). Annual avg AQHI 2.1 — 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

32 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Bear Creek Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	3.4 / 10	Distance 454 m
Newton Elementary School	Public	Grades Served K-7	Catchment Info —	3.6 / 10	Distance 528 m
Frank Hurt Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	4.9 / 10	Distance 1.15 KM
Surrey Muslim School	Independent	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.44 KM
Brookside Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 1.48 KM
Sikh Academy	Independent	Grades Served K-7	Catchment Info —	7.6 / 10	Distance 1.59 KM
McLeod Road Traditional	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 1.65 KM
Cindrich Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 1.83 KM
Enver Creek Secondary School	Public	Grades Served 8-12	Catchment Info —	5.6 / 10	Distance 1.90 KM
Creekside Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 1.91 KM
Dr. F. D. Sinclair Elementary School	Public	Grades Served K-7	Catchment Info —	3.8 / 10	Distance 2.11 KM
Continuing Ed SD36 (Invergarry)	Public	Grades Served —	Catchment Info —	N/A	Distance 2.11 KM
Janice Churchill Elementary School	Public	Grades Served K-7	Catchment Info —	4.0 / 10	Distance 2.12 KM
Green Timbers Elementary School	Public	Grades Served K-7	Catchment Info —	3.5 / 10	Distance 2.16 KM
M B Sanford Elementary School	Public	Grades Served K-7	Catchment Info —	3.9 / 10	Distance 2.22 KM
Cornerstone Montessori School	Independent	Grades Served K-7	Catchment Info —	10.0 / 10	Distance 2.30 KM
W E Kinvig Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 2.35 KM
North Surrey Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.2 / 10	Distance 2.40 KM
Education Services (Alternate)	Public	Grades Served —	Catchment Info —	3.8 / 10	Distance 2.43 KM
SD 36 Alternate North Surrey LC	Public	Grades Served —	Catchment Info —	6.3 / 10	Distance 2.46 KM
Princess Margaret Secondary School	Public	Grades Served 8-12	Catchment Info —	5.2 / 10	Distance 2.46 KM
Queen Elizabeth Secondary School	Public	Grades Served 8-12	Catchment Info —	5.4 / 10	Distance 2.52 KM
Continuing Ed SD36 (Queen Elizabeth)	Public	Grades Served —	Catchment Info —	3.1 / 10	Distance 2.54 KM
David Brankin Elementary School	Public	Grades Served K-7	Catchment Info —	4.4 / 10	Distance 2.58 KM
Simon Cunningham Elementary School	Public	Grades Served K-7	Catchment Info —	4.1 / 10	Distance 2.59 KM
Georges Vanier Elementary School	Public	Grades Served K-7	Catchment Info —	3.0 / 10	Distance 2.63 KM
Maple Green Elementary School	Public	Grades Served K-7	Catchment Info —	3.8 / 10	Distance 2.66 KM
Gabrielle-Roy	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.68 KM
Betty Huff Elementary School	Public	Grades Served K-7	Catchment Info —	3.4 / 10	Distance 2.69 KM
Chimney Hill Elementary School	Public	Grades Served K-7	Catchment Info —	4.7 / 10	Distance 2.72 KM
Strawberry Hill Elementary School	Public	Grades Served K-7	Catchment Info —	3.6 / 10	Distance 2.73 KM
Kennedy Trail Elementary School	Public	Grades Served K-7	Catchment Info —	4.1 / 10	Distance 2.85 KM

Walkability & Transit Near 401 13623 81a Avenue

Very Walkable 75

Walk Score - Very Walkable

Most errands can be accomplished on foot

Good Transit 54

Transit Score - Good Transit

Many nearby public transportation options

Somewhat Bikeable 49

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 401 13623 81a Avenue

2026 assessed value, sourced from City of Surrey open data (PID 031-549-586).

Total Assessed Value (2026)

$586,000

2026 Value Trend

Land

$449,000

Buildings

$137,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$449,000	$137,000	$586,000	—

Costs & calculators

Monthly cost about $2,783/month · rent estimate $2,148/month · owning catches up with renting by year 4 · cash flow if rented −$796/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 401 13623 81a Avenue

$2,783 /month

Principal & Interest $2,212

Property Taxes $204

Maintenance fee $367

The estimated monthly cost of 401 13623 81a Avenue, Surrey is $2,783: $2,212 principal and interest with 20% down over 30 years at 4.45%, plus $204 property tax and $367 strata fee.

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

−$796 /month

Mortgage Payment $2,212

Monthly Cash Flow −$796

Break Even Down Payment 49%

Cap Rate -1.7%

Cash on Cash -8.7%

If 401 13623 81a Avenue, Surrey were rented at $2,148 a month with 5% vacancy, it would fall $796 a month short of the mortgage and carrying costs; about 49% 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 401 13623 81a Avenue, Surrey

$2,148 / month

Rent $2,148

Own $2,783

Principal: $712/mo Interest, tax, insurance, fees: $2,071/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$596/mo (year 1) → ~$1,385/mo (year 20) → ~$2,066/mo (year 29).

Net cost to own at year 5 ~$2,071/mo About $77/mo less than renting

EstateBlock estimates 401 13623 81a Avenue, Surrey would rent for about $2,148 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: 401 13623 81a Avenue

Rent vs own

Owning catches up by year 4

With 20% down ($109,800) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $39,139

Principal paid off by year 10 $88,010

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.

Renting 401 13623 81a Avenue, Surrey is cheaper at first, but owning catches up by year 4, with $39,139 of principal paid off by year 5 and $88,010 by year 10.