Surrey is British Columbia’s largest city by land area and second-largest by population. With the June 2026 Bill 25 compliance deadline approaching, Surrey homeowners are asking: what does SSMUH mean for my property?
TL;DR (Key Takeaways)
- Surrey must comply with Bill 25 SSMUH requirements by June 30, 2026
- Unit allowances: 3 units on lots ≤280m², 4 units on larger lots, 6 units near frequent transit
- Transit advantage: Properties near SkyTrain stations and frequent bus routes qualify for maximum density
- Zero parking required near frequent transit under provincial rules
- Height: 11 metres (3 storeys) recommended by Province
- Current status: Surrey is drafting bylaws to meet provincial requirements
Surrey’s Unique Position in Metro Vancouver
Surrey presents a compelling multiplex opportunity for several reasons:
| Factor | Surrey Advantage |
|---|---|
| Average Lot Size | Larger than Vancouver/Burnaby |
| Land Costs | 30-40% lower than Vancouver |
| Transit Access | Expanding SkyTrain network |
| Population Growth | Fastest-growing city in BC |
| Zoning Timeline | Must comply by June 2026 |
The combination of larger lots, lower land costs, and expanding transit infrastructure positions Surrey as a high-potential market for multiplex development once compliance is achieved.
What Bill 25 Requires from Surrey
The Province’s SSMUH policy manual sets clear minimums that Surrey must permit:
Small Lots (≤280 m² / 3,014 sq ft)
- Minimum 3 dwelling units
- Applies throughout urban areas
Standard Lots (>280 m²)
- Minimum 4 dwelling units
- Most common Surrey lot configuration
Near Frequent Transit (>280 m², within 400m)
- Minimum 6 dwelling units
- SkyTrain stations: Surrey Central, King George, Gateway, Scott Road
- Frequent bus routes qualifying for 15-minute service
Surrey’s Transit Network: The 6-Unit Opportunity
Surrey’s expanding transit infrastructure creates significant opportunities:
Current SkyTrain Stations (400m radius = 6-unit zone):
- Surrey Central Station
- King George Station
- Gateway Station
- Scott Road Station
Future SkyTrain Extension (Surrey-Langley SkyTrain):
- Fleetwood
- Clayton
- Cloverdale
- Langley City Centre
Properties near future stations represent strategic acquisition opportunities. Once the line opens, these areas will qualify for maximum 6-unit density under provincial rules.
The Surrey Cost Advantage
Development economics favor Surrey over more expensive markets:
| Cost Component | Vancouver | Surrey | Difference |
|---|---|---|---|
| Typical Lot | $2.5-3.5M | $1.2-1.8M | 50-60% less |
| Construction | $450-500/sf | $400-450/sf | 10-15% less |
| DCCs per unit | $35-45K | $25-35K | 20-30% less |
| Total Project | $5-6M | $3-4M | 35-40% less |
Lower input costs translate to stronger returns and broader viability across more properties.
Timeline: What to Expect
Now - June 2026
- Surrey drafting SSMUH-compliant bylaws
- Homeowners can begin feasibility analysis
- Land assembly opportunities available
June 30, 2026
- Bill 25 compliance deadline
- Surrey must permit minimum unit counts
- Development applications accepted
2026-2027
- First wave of Surrey multiplex permits
- Market testing of new product type
- Pricing discovery phase
Why Surrey Matters for Regional Housing
Surrey is projected to add 300,000+ residents by 2050. The current housing stock—predominantly single-family—cannot absorb this growth. SSMUH compliance will unlock thousands of lots for gentle density development.
For homeowners currently sitting on larger lots near transit, the value proposition is clear: land zoned for 1 unit today will be zoned for 4-6 units by mid-2026.
Your Next Steps
For Surrey Homeowners:
- Check your lot’s proximity to SkyTrain stations and frequent bus routes
- Understand your lot size relative to the 280m² threshold
- Run a preliminary feasibility analysis
- Monitor City of Surrey’s bylaw development process
For Investors:
- Identify properties within 400m of current and future SkyTrain stations
- Analyze lot configurations for optimal unit counts
- Consider land assembly opportunities before June 2026
- Build relationships with Surrey-experienced builders and designers
Visit vanplex.ca to check if your Surrey property qualifies and see projected returns under the new zoning framework. The for homeowners guide also explains what questions to ask before moving forward.
David Babakaiff, Co-Founder of VanPlex
PlexRank™ | Profit with Multiplex
