Planned condo tower in Surrey pivots to 100% rental housing after pre-sales
And now, as of this week, the project has reverted to a 440-ft-tall, 42-storey tower, with another round of revised uses. All 444 residential units will now be secured purpose-built market rental housing, plus 33,000 sq. ft. of office space, 8,800 sq. ft. of retail space, and over 19,000 sq. ft. of hotel space — achieved from further reductions to the office space. The changes were approved by City Council earlier this week.
November 2025 revised concept of 102+Park at 13511 102nd Ave., Surrey, as full rental housing. (Arcadis/Musson Cattell Mackey Partnership/Marcon Developments)
November 2025 revised concept of 102+Park at 13511 102nd Ave., Surrey, as full rental housing. (Arcadis/Musson Cattell Mackey Partnership/Marcon Developments)
As rental housing, the unit size mix is now 61 studio units, 220 one-bedroom units, 20 one-bedroom units with a den, 119 two-bedroom units, and 24 three-bedroom units.
City staff say the latest iteration of this project at 13511 102nd Ave. is a “response to current market conditions.”
It should be emphasized that the revisions reflect the sustained weak market for not only strata condominiums but also the office market in the post-pandemic setting. As for the minor hotel uses, there is a growing shortage of hotel rooms across the region.
Under the municipal government’s policies for the Central Business District of Surrey City Centre, such projects are strongly encouraged to incorporate a major commercial component to help bring new economic vitality to the area.
“The applicant is proposing to adjust the overall scale and composition of the project to ensure it remains feasible while continuing to support City Centre policies and objectives. Revisions include several design modifications to improve the project’s economic viability and urban design response to the adjacent project to the north, in addition to the conversion of previously proposed market strata residential dwelling units to rental residential units,” wrote City staff.
Earlier this month, a 102+Park pre-sale buyer shared an email from the developer with Daily Hive Urbanized, stating that the project’s strata residential component had been cancelled and their pre-sale deposit would be returned. The drastic measure of the cancellation and the pivot to rental housing strongly suggests the project could not reach its minimum pre-sales target for completing construction financing requirements.
As well, as the project no longer has strata market ownership condominium uses, it has lower cash payment obligations to the municipal government for supporting new and improved community amenities.
2023-approved concept:
Artistic rendering of 13511 102nd Avenue, Surrey. (Musson Cattell Mackey Partnership/Marcon)
November 2025-approved concept:
November 2025 revised concept of 102+Park at 13511 102nd Ave., Surrey, as full rental housing. (Arcadis/Musson Cattell Mackey Partnership/Marcon Developments)
Furthermore, one underground parking level has now been removed — reflecting the construction cost-saving flexibility offered by the provincial government’s new transit-oriented development legislation, which eliminates minimum vehicle parking requirements for residential uses within the designated Transit-Oriented Areas (TOAs). This project is immediately adjacent to SkyTrain’s Surrey Central Station and bus exchange.
The provided underground parking has gradually decreased with the revisions — from 435 vehicle parking stalls in the 2023-approved concept to 304 stalls in the February 2025 revision, and now finally to 240 stalls.
Although the project’s lead architectural design team has shifted from Musson Cattell Mackey Partnerships to Arcadis, the project’s overall design remains relatively consistent with what was originally proposed. While the floor plate sizes of the base podium are now smaller, there have been minimal changes to the overall floor area density.
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