R5 zoning in Surrey: what can you build?
Compact Residential
On a standard lot with a rear lane, R5 allows up to 4 units on a 33 × 122 ft lot (house with secondary suite, coach house and garden suite); up to 4 units on a 50 × 122 ft lot (house with secondary suite, coach house and garden suite); up to 4 units on a 66 × 122 ft lot (house with secondary suite, coach house and garden suite). 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 | Up to 4 units | House with secondary suite, coach house and garden suite | 3,950 sq ft |
| 50 × 122 ft6,100 sq ft | Up to 4 units | House with secondary suite, coach house and garden suite | 3,950 sq ft |
| 66 × 122 ft8,052 sq ft | Up to 4 units | House with secondary suite, coach house and garden suite | 3,950 sq ft |
Building options on a 33 × 122 ft lot
| Option | Status | Units | Max floor area |
|---|---|---|---|
| Single detached house | Allowed | 1 | 2,336 sq ft |
| Single detached house with secondary suite | Allowed | 2 | 2,336 sq ft |
| House with secondary suite and coach house | Allowed | 3 | 3,143 sq ft |
| House with secondary suite, coach house and garden suite | Allowed | 4 | 3,950 sq ft |
| Duplex | Allowed | 2 | 3,767 sq ft |
| Duplex with a suite in each unit | Allowed | 4 | 3,767 sq ft |
Size limits for house with secondary suite, coach house and garden suite on a 33 × 122 ft lot
| Max floor area (FSR 0.98) | 3,950 sq ft | Surrey R5 s.D.2, E.1 |
|---|---|---|
| Max height | 31.2 ft, about 3 storeys | Surrey R5 s.D to G |
| Site coverage | 52% of site | Surrey R5 s.D to G |
| Front setback | 11.5 ft | Surrey R5 s.D to G |
| Side setback | 3.9 ft | Surrey R5 s.D to G |
| Rear setback | 21.3 ft | Surrey R5 s.D to G |
| Rough building footprint | up to 2,088 sq ft | Estimate, not a design |
| Parking stalls required | 5 stalls (minimum) | Surrey R5 s.H.1 and 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 R5 zoning in Surrey?
With a rear lane and outside a frequent-transit area, R5 allows up to 4 units on a 33 × 122 ft lot (house with secondary suite, coach house and garden suite); up to 4 units on a 50 × 122 ft lot (house with secondary suite, coach house and garden suite); up to 4 units on a 66 × 122 ft lot (house with secondary suite, coach house and garden suite). 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 R5 rules come from?
From City of Surrey Zoning By-law, 1993, No. 12000: Parts 12 (RA), 13 (R1), 14 (R2), 15 (R3), 16 (R4), 17 (R5), 17A (R5-S), 18 (R6) and the small-scale multi-unit housing provisions, Schedules E and F, Consolidated to 21 September 2026 (By-law 22120) consolidation (rules approved 2026-10-19). Preliminary screening only. Verify with the City of Surrey.