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.
David Babakaiff, Co-Founder of VanPlex
PlexRank™ | Profit with Multiplex
