85 16487 89 Avenue

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

rent

$2,310/mo

after all costs

−$2,105/mo

cap rate

2.3%

yearly net rent ÷ price

Costs: mortgage $3,812 · strata $243 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 3+ bedroom in Surrey: CMHC's average there ($1,956) raised by what new tenants pay against everyone in the Vancouver area, then down 3.5% with Vancouver's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

Catchment schools, Surrey School District 36

• Elementary Serpentine Heights Elementaryhomes in this catchment

  1.2 km away · 16126 93a Ave, Surrey · 604-589-6322

• Secondary North Surrey Secondaryhomes in this catchment

  1.8 km away · 15945 96 Ave, Surrey · 604-581-4433

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.