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Now available—a rare 10,000+ SF lot in the highly sought-after Morgan Creek community! This exceptional property offers the opportunity to build a stunning 3-level home in one of South Surrey’s most prestigious neighbourhoods. Surrounded by luxury estate homes and nestled near lush greenery and a world-class golf course, this lot is the perfect canvas for your vision. Whether you're looking to create a custom family residence or a showpiece retreat, the setting is unbeatable—elegant, private, and beautifully maintained. Don't miss this opportunity to secure a piece of one of Surrey’s most desirable enclaves. Your future home starts here!
| Structures | Land Only |
|---|
| Price | $1,755,000 |
|---|---|
| Property Type | Land |
| Ownership Type | Freehold NonStrata |
| Utility Type | Sanitary Sewer At Lot Line, Storm Sewer At Lot Line, Electricity At Lot Line, Natural Gas At Lot Line, Phone Nearby, Cable Available |
| Water (WaterSource) | Public |
| Lot Size | 10132 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 65.91 |
| MLS® # | R3095002 |
| Area | South Surrey White Rock |
| Neighbourhood | Morgan Creek |
| City | White Rock |
| Postal Code | V3Z 0G7 |
| Gross Taxes | $5,631.61 |
| Zoning | R2 |
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.
Public Schools
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
Closest Transit
Crime Rate
Demographics
Noise/ Power Lines
Other
3862 156 Avenue has a sell-speed score of 55/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 17.7% below comparable active properties in Morgan Creek, 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 only 616 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3Z 0G7, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
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.
Annual avg PM2.5 4.6 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Surrey East, Surrey (~9.7 km). Annual avg AQHI 1.8 — Low Risk.
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.
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.
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.
5 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Rosemary Heights Elementary School |
Public |
Grades ServedK-7
|
Catchment InfoIn Catchment
|
Distance632 m
|
|
Morgan Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.03 KM
|
|
Sunnyside Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.17 KM
|
|
Semiahmoo Trail Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.57 KM
|
|
Southridge School |
Independent |
Grades ServedK-12
|
Catchment Info—
|
Distance2.61 KM
|
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $1,667,000 | $0 | $1,667,000 | — |
Buy Vs Rent Calculator
Rent vs own
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Comparable data is unavailable at the neighbourhood level. City-wide in White Rock, similar properties average $2,133,000 across 2 active listings — this listing is 17.7% below the White Rock average. This property is flagged as a Hot Deal (17.7% cheaper than comparables) based on its competitive pricing and market demand.
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