Home Surrey, BC Fraser Heights 9895 179 Street + 9854 Lyncean Drive

9895 179 St + 9854 Lyncean Dr, Surrey BC V0V 0V0 – House for Sale – MLS® R3179765

9895 179 Street + 9854 Lyncean Drive, Surrey, British Columbia V0V 0V0

Surrey Houses for Sale

Today on the market

$6,400,000

Est. monthly cost $27,920/mo

Updated with MLS® - Nov 9, 2026 at 11:45pm

4 Beds

3 Baths

2580 sqft

2481 $ /sqft

1977 built

NEW

Photo

Court-ordered sale. Sold “as is, where is.” A 2.06-acre infill development opportunity in Surrey’s established Abbey Ridge neighbourhood. Approval is in place for the subdivision of the properties into 11 Single-Family lots. The City would consider higher density based on the new OCP, adopted Summer 2026, higher density - 36-44 Townhomes. See draft layout in the brochure. Both properties contain homes with rental income potential. Kindly drive by the site to get a feel of the location and generally the area.

Building 18 fields Inside & out 9 fields Lot & land 10 fields

Building Details

Price	$6,400,000
Total Bedrooms	4
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	2580
Year Built	1977
Age Of Building	49
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	3 Level Split
Stories	3
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Septic Tank, Storm Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Double
Total Parking Spaces	10

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished
Fireplace	2
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Other
Structures	Residential Detached

Lot & Land

Lot Size	2.06
Lot Size Depth	Feet
Lot Size Frontage	255
MLS^® #	R3179765
Area	North Surrey
Neighbourhood	Fraser Heights
City	Surrey
Postal Code	V0V 0V0
Gross Taxes	$25,564.77
Zoning	RA

Property Timeline

Status	Date	Price
R3179765 / Active	11-09-2026	$6,400,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	18'10 x 18'10 ft
Main Level	Dining Room	11' x 11' ft
Main Level	Kitchen	10' x 10' ft
Main Level	Eating Area	10'10 x 10'10 ft
Main Level	Primary Bedroom	18'5 x 18'5 ft
Main Level	Bedroom	12'8 x 12'8 ft
Main Level	Bedroom	12'9 x 12'9 ft
Basement Level	Recreation Room	24'7 x 24'7 ft
Basement Level	Laundry	9'6 x 9'6 ft
Basement Level	Other	12' x 12' ft
Basement Level	Bedroom	12' x 12' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4

Listed by: Homelife Advantage 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 4.32 km · Fraser Heights Secondary School 7.5/10 · 4.07 km · crime average · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Transit (1 nearby)

Bus stop westbound 96 ave @ 176 st · 868 m · Transit

Public Schools

Elementary
Bothwell Elementary School: Average 1.73 km 5.6/10
Secondary
Fraser Heights Secondary School: Above Average 4.07 km 7.5/10

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

Private Schools

Elementary, Secondary
Pacific Academy: Above Average 2.14 km 8.1/10
Elementary, Secondary
Pacific Academy: Above Average 2.14 km 8.1/10

Closest Transit

Bus Stop
Eastbound Golden Ears Way @ 176 St: 0.81 km
Skytrain
Skytrain @ Bakerview/166 st Station ( Under Construction till 2029): 4.32 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 25.4%
No Certificate/Degree: Above Average 15.6%
Owner Occupied: Average 62.5%
Employment Rate: Above Average 70%

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

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.32 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How FRASER HEIGHTS compares

This property

0 DOM

Listed

Climate Risk for V0V 0V0

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V0V 0V0, 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 (~5.8 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

3 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Bothwell Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	5.6 / 10	Distance 1.73 KM
Pacific Academy	Independent	Grades Served K-12	Catchment Info —	8.4 / 10	Distance 2.14 KM
Gobind Sarvar School	Independent	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 2.97 KM

Walkability & Transit Near 9895 179 Street + 9854 Lyncean Drive

Almost All Errands Require a Car 7

Walk Score - Almost All Errands Require a Car

Almost all errands require a car

Minimal Transit 22

Transit Score - Minimal Transit

It is possible to get on a bus

Somewhat Bikeable 31

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 9895 179 Street + 9854 Lyncean Drive

2026 assessed value, sourced from City of Surrey open data (PID 006-646-018).

Total Assessed Value (2026)

$2,819,000

2026 Value Trend

Land

$2,809,000

Buildings

$10,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$2,809,000	$10,000	$2,819,000	—

Costs & calculators

Monthly cost about $27,920/month · rent estimate $13,843/month · owning catches up with renting by year 30 · cash flow if rented −$15,149/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 9895 179 Street + 9854 Lyncean Drive

$27,920 /month

Principal & Interest $25,790

Property Taxes $2,130

Maintenance fee $0

The estimated monthly cost of 9895 179 Street + 9854 Lyncean Drive, Surrey is $27,920: $25,790 principal and interest with 20% down over 30 years at 4.45%, plus $2,130 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

−$15,149 /month

Mortgage Payment $25,790

Monthly Cash Flow −$15,149

Break Even Down Payment 67%

Cap Rate -2.8%

Cash on Cash -14.2%

If 9895 179 Street + 9854 Lyncean Drive, Surrey were rented at $13,843 a month with 5% vacancy, it would fall $15,149 a month short of the mortgage and carrying costs; about 67% 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 9895 179 Street + 9854 Lyncean Drive, Surrey

$13,843 / month

Rent $13,843

Own $27,920

Principal: $8,294/mo Interest, tax, insurance, fees: $19,626/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$6,944/mo (year 1) → ~$16,149/mo (year 20) → ~$24,085/mo (year 29).

Net cost to own at year 5 ~$19,626/mo About $5,783/mo more than renting

EstateBlock estimates 9895 179 Street + 9854 Lyncean Drive, Surrey would rent for about $13,843 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: 9895 179 Street + 9854 Lyncean Drive

Rent vs own

Owning catches up by year 30

With 20% down ($1,280,000) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $456,260

Principal paid off by year 10 $1,025,984

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 9895 179 Street + 9854 Lyncean Drive, Surrey is cheaper at first, but owning catches up by year 30, with $456,260 of principal paid off by year 5 and $1,025,984 by year 10.