MR2 zoning in Surrey: what can you build?
Medium Density Townhouse
On a standard lot with a rear lane, MR2 allows about 2 units on a 50 × 122 ft lot (ground-oriented townhouses); about 4 units on a 66 × 122 ft lot (ground-oriented townhouses). These figures come from running BuildHere’s engine on each lot size with the Surrey rules for this zone.
Most units by lot size
| Lot (with lane) | Most units | Building form | Max floor area |
|---|---|---|---|
| 33 × 122 ft4,026 sq ft | None outright | – | – |
| 50 × 122 ft6,100 sq ft | About 2 units | Ground-oriented townhouses | 2,792 sq ft |
| 66 × 122 ft8,052 sq ft | About 4 units | Ground-oriented townhouses | 6,994 sq ft |
Building options on a 50 × 122 ft lot
| Option | Status | Units | Max floor area |
|---|---|---|---|
| Ground-oriented townhouses | Allowed | About 2 | 2,792 sq ft |
Size limits for ground-oriented townhouses on a 50 × 122 ft lot
| Max floor area (FSR 0.46) | 2,792 sq ft | Surrey MR2 s.D.1, E, F.1, G.1 |
|---|---|---|
| Max height | 42.7 ft, about 3 storeys | Surrey MR2 s.D to G |
| Site coverage | 45% of site | Surrey MR2 s.D to G |
| Front setback | 14.8 ft | Surrey MR2 s.D to G |
| Side setback | 19.7 ft | Surrey MR2 s.D to G |
| Rear setback | 19.7 ft | Surrey MR2 s.D to G |
| Rough building footprint | up to 926 sq ft | Estimate, not a design |
| Parking stalls required | 4 stalls (minimum) | Surrey Part 5 Table D.1 |
Your lot will differ.
Frontage, depth, lane access, corner lots and frequent-transit areas all change the answer. Search your address for a report on the real lot in Surrey.
Common questions
How many units can I build in MR2 zoning in Surrey?
With a rear lane and outside a frequent-transit area, MR2 allows about 2 units on a 50 × 122 ft lot (ground-oriented townhouses); about 4 units on a 66 × 122 ft lot (ground-oriented townhouses). Smaller lots fall short of the zone's minimums. Your own lot's frontage, depth and location change the result.
What is FSR?
Floor space ratio (FSR) is a building’s total floor area divided by the lot area. An FSR of 1.0 on a 4,026 sq ft lot allows about 4,026 sq ft of floor area across all storeys. Some bylaws, such as Burnaby’s R1, set no FSR at all; there BuildHere shows an effective FSR worked out from the height, setback and lot coverage limits.
Where do these MR2 rules come from?
From City of Surrey Zoning By-law, 1993, No. 12000: Parts 20 (MR1), 21 (MR2), 21A (MR3), 22 (MR4), 23 (MR6) and 24 (RM-70), Consolidated to 21 September 2026 (By-law 22120) consolidation (rules approved 2026-10-19). Preliminary screening only. Verify with the City of Surrey.