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$510,000

421 13238 105 AVENUE

Surrey · MLS® R3171533

2 bed · 1 bath · 692 sq ft · 1 parking

Condo · Single Family · built 2025 · 8 days on market

Listed by Linda Burchell, Oakwyn Realty Ltd.

Realtor's description

Welcome to Pura by Adera, Surrey's first mass timber condo community in the growing West Village neighbourhood. This southeast-facing junior two-bedroom suite offers an inviting layout, radiant in-floor heating and durable wide-plank laminate flooring throughout the kitchen, living area and second bedroom. The thoughtfully finished kitchen features modern cabinetry, quartz countertops, full-size stainless steel appliances, a gas range and dishwasher. One EV-equipped parking stall and a generous storage locker add everyday convenience. Residents have access to over 12,000 sq. ft. of amenities, including a rooftop terrace with BBQ, fireplace and putting green, fitness centre, co-working lounge, ample visitor parking and a car wash area. Enjoy a location near parks, schools, neighbourhood cafés, SFU and the Expo Line, with Surrey City Centre close at hand. An appealing choice for first-time buyers or investors. Balance of the 2-5-10 new home warranty remains; buyer to verify coverage and expiry dates.

Property details

Type: Condo, Single Family
Bedrooms: 2
Bathrooms: 1
Living area: 692 sq ft
Parking: 1
Year built: 2025
Property tax: $2,641 / yr
Strata fee: $413 / mo ($0.60 / sq ft)
Strata rules: Pets Allowed With Restrictions, Rentals Allowed
Days on market: 8
MLS®: R3171533

Features

Pets Allowed With Restrictions
Rentals Allowed

Price check

Above typical for the area (+9.5%)

2026 assessment: $610,000 · asking is -16%
Price per sq ft: $737 vs $673 median for condos in Surrey for sale (986)
Last sold: $617,106 · Mar 2, 2023

An estimate from public BC Assessment records, registered sales and the listings for sale right now, not an appraisal. Condition, renovations, views and lot all move real value.

Property insights

On market 8 days · no price changes so far

The market here

Listed now: 60 days; median for 1053 condos for sale; this one 8 days

Condos in Surrey. Sale prices register 1 to 3 months after a sale closes.

Property tax by year

Year	Assessed	Est. tax
2026	$610,000	$2,091

The listing shows $2,641 a year in property tax.

Estimate: the BC Assessment value times Surrey's residential tax rate for that year (Province of BC, local government statistics). Leaves out the home owner grant, parcel taxes and utility charges; the city's tax notice is the real figure.

Monthly cost

$2,855/mo

Mortgage $2,222 · Tax $220 · Strata $413

20% down at 4.34% fixed (Ratehub.ca), 25 years; tax from the listing; strata fee from the listing.

estimated payment

$2,222/ monthly

loan $408,000

25-year amortization

down payment20% · $102,00020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 9, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $258,606
property transfer tax: $8,200; BC general rate
cash to close: $110,200; down + PTT
total paid: $666,606

Estimates only. Rates change daily and lenders qualify at the stress-test rate; first-time-buyer and newly-built PTT exemptions aren't applied. Talk to a mortgage broker before you offer.

If you rented it out

Rent: $1,872/mo
After all costs: −$1,167/mo
Cap rate: 2.5%; yearly net rent ÷ price

Rent / moDown payment %Rate %

Costs: mortgage $2,222 · tax $220 · strata $413 · insurance ~$35 · vacancy 3% · upkeep 5%.

Rent starts at CMHC's average for a 2-bedroom in Surrey (CMHC Rental Market Survey, October 2025). Averages include long-time tenants, so new leases usually ask more; houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

BC rules for landlords

Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
Rent increases are capped once a year at the province's set amount. gov.bc.ca
The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca

Location

SurreyGoogle Maps ↗

Location

SurreyGoogle Maps ↗

Schools

Catchment schools, Surrey School District 36

Elementary K.B. Woodward Elementaryhomes in this catchment
300 m away · 13130 106 Ave, Surrey · 604-588-5918
Secondary Kwantlen Park Secondaryhomes in this catchment
100 m away · 10441 132 St, Surrey · 604-588-6934

From the Surrey School District 36's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.

Development nearby

Rezoning for 730 homes
220 m away · 2025 · conditionally approved
Rezoning from Multiple Residential 45 Zone (RM-45) to Comprehensive Development Zone (CD) (based on Multiple Residential Commercial 135 Zone RMC-135); Subdivision from one (1) lot into three (3) lots; Official Community Plan (OCP) Amendment of Figure 16: Downtown Densities from 3.5 FAR to 5.5 FAR; Neighbourhood Concept Plan (NCP) Amendment to the City Centre Plan from Mid to High Rise Residential
Rezoning for 705 homes
150 m away · 2024 · conditionally approved
Rezoning from Multiple Residential 45 Zone (RM-45) to Comprehensive Development Zone (CD) (based on RM-135 and C-15); Subdivision from four (4) lots into eight (8) lots; Official Community Plan (OCP) Amendment to add the western portion of the site to Figure 16 as Downtown (3.5 FAR) and to amend Figure 16: Downtown Densities for the eastern portion of the site from 3.5 to 5.5 FAR. City Centre Plan
Rezoning for a 35 storey, 561 unit building
140 m away · 2023 · conditionally approved
Rezoning from Multiple Residential 45 Zone (RM-45) to Comprehensive Development Zone (CD) (based on Multiple Residential Commercial 135 Zone (RM-135); Subdivision from one (1) into two (2) lots; Official Community Plan (OCP) Amendment from Multiple Residential to Downtown and to Figure 16: Downtown Densities to permit a density of 5.5 FAR; Neighbourhood Concept Plan (NCP) Amendment to the City Cen
Rezoning for a 30 storey, 321 unit building
200 m away · 2026 · under review
Development Permit to construct a 30-storey mixed use tower consisting of 321 residential units and 735 sqm of commercial daycare space with a total of 24 291.29 sqm. Rezoning from R3 to MR9-C to facilitate the consolidation of 5 lots into 1 lot; OCP Amendment to High-Rise II.
Rezoning for a 24 storey, 230 unit building
220 m away · 2025 · conditionally approved
Rezoning from Combined Service Gasoline Station Zone (CG-2) and Urban Residential Zone R3 to City Centre High-Rise Apartment Zone (MR10); Official Community Plan (OCP) Amendment from Multiple Residential to Downtown and to Figure 16: Downtown Densities to 7.5 FAR; Neighbourhood Concept Plan (NCP) Amendment to the City Centre Plan from Low Rise Residential to High Rise Residential; Housing Agreemen

And 2 smaller applications nearby.

Applications filed with the city, active or decided in the last 3 years, measured from the listing's map pin. An application isn't an approval; the city's page has the current details. Source: City of Surrey development applications.

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