Neighbourhood Guide: Surrey

Surrey is B.C.’s fastest-growing city and the largest city by area. Covering a vast expanse of land south of Vancouver between the Fraser River and the U.S. border, Surrey features 6 town centres, a wide variety of housing options in diverse neighbourhoods, some of the region’s best sports and recreational facilities, verdant parks, beaches and vast swaths of agricultural land. It is also home to a vibrant mix of thriving diaspora communities. Perhaps most markedly, Surrey welcomes the most newcomers in B.C. and is home to the region’s largest South Asian population. In fact, 41% of new immigrants to Surrey stem from India while South Asians make up 37% of Surrey’s overall population. This community has long played a key role in Surrey’s cultural, economic and societal vitality and continues to shape and build Surrey.

What is it like to live in Surrey, BC?

Surrey is an ideal place to live whether you are single or a growing family. Not only does it offer residents an extensive variety of housing options, it is also home to extensive playing fields, recreation centres and parks like Bear Creek Park or autumn favourites, the Bose Corn Maze and Pumpkin Patch and the meticulously restored, Historic Stewart Farm in Elgin Heritage Park.

Culturally speaking, the Surrey museum hosts numerous events and exhibits and a little history; adjacent to the museum, you’ll find one of the city’s oldest structures – a pioneer cabin from the 1800s. Newcomers to Canada have been arriving ever since! Or spend a magical evening taking in your favourite Shakespeare play at the Beach House Theatre in Crescent Beach.

Surrey’s culinary scene is also exploding. It is an exemplary example of community connecting local farmers to sellers to chefs and customers. It is also diverse reflecting the city’s multi-cultural composition. Specifically, seek out some of the best Indian food in the country at Vikram Vij’s My Shanti or Showsha Taproon in South Surrey or Tasty Indian Bistro closer to Surrey City Centre.

Average Rent In Surrey BC

Surrey offers some of the most affordable housing options in the entire Greater Vancouver area. Not to mention that in general, renters are also getting more space for their money, possibly a yard, and often easy access to transit.

Below are the average rental rates for unfurnished units in Surrey, and an infographic comparing rent per sq. ft. rates across Greater Vancouver.

1 bed	2 bed	3 bed
$1,549	$1,943	$2,645

Pet Friendly Rentals in Surrey

Sadly for pet owners, only 10% of rentals in Surrey are pet friendly. Though the city is an ideal place for dog owners with its expansive trail networks, parks and agricultural lands to explore with your best four-legged friend(s), most Surrey pet owners live in non-rental housing.

Average House Prices in Surrey

Below are the average house prices for various housing types throughout Surrey. Statistics are from the Fraser Valley Real Estate Board (FVREB) January 2022 report on median house prices throughout the region.

	Central Surrey (Newton/ Fleetwood)	Cloverdale	North Surrey (Guildford)	South Surrey
Apartment	$565,000	$585,000	$535,500	$631,250
Townhouse	$969,900	$960,000	$864,000	$1,055,500
Detached Home	$1,892,000	$1,795,656	$1,799,500	$1,925,000

Surrey Neighbourhoods

Now, it’s time to explore Surrey in more detail by taking a look at its different neighbourhoods, their average rental rates, and what makes each neighbourhood unique. This large and diverse city truly has something for every renter, offering plenty of neighbourhoods each with its own character and advantages.

Cloverdale

Cloverdale is Surrey’s third largest community, historic centre and home to the Cloverdale Rodeo. In the same exhibition fairgrounds as the rodeo, Western Canada’s largest Canada Day celebrations welcomes thousands for festivities annually. This is also where you’ll find the Museum of Surrey and the unique BC Vintage Truck Museum.

Cloverdale’s rodeo charm is reflected in the western character of its main street which has been carefully preserved despite the considerable commercial expansion that has taken place around the town. It is a busy hub of activity due in part to its strategic location and railway crossroads. Founded as a small farming community in 1870, Cloverdale continues to boast a profitable agricultural industry.

In addition, residential areas like Clayton Heights have also experienced significant growth in recent years with new residential developments springing up and offering additional housing options. To support this growth, many new facilities and amenities have popped up to serve the community. An approved SkyTrain expansion, will see three new stations established in Cloverdale, connecting to Vancouver in the west and Langley to the southeast.

Average Apartment Rent:

1bed	2bed	3bed
$1,150	$1,400	$1,950

Schools:

The community is well served with schools offering both public and independent options (indicated with an *). For more information and a comprehensive list of Surrey public schools please visit the Surrey School Board site and for independent schools visit the Independent Schools Association site.

Elementary Schools	Secondary Schools
Adams Road Elementary Hillcrest Elementary AJ McLellan Elementary George Greenaway Elementary Martha Currie Elementary Cloverdale Traditional* Fraser Valley School* Diamond School (K-12)* Surrey Christian School Cloverdale Campus*	École Salish French Immersion Secondary Lord Tweedsmuir Secondary Clayton Heights Secondary

Transportation:

Proximity to Downtown Vancouver: 
– 45-55 minutes by car to Downtown Vancouver
– 80 minutes by transit to Downtown Vancouver (bus to Surrey Central Station, Expo Line Skytrain Downtown)

Sports & Recreation:

• Cloverdale Athletic Park
• Cloverdale Youth Park
• Cloverdale Arena
• Cloverdale Recreation Centre
• Cloverdale Curling Club

Fleetwood

Located in the northeastern part of Surrey, the Fleetwood neighbourhood attracts many families thanks to nearby services, countless schools and Skytrain access in Guildford. It also offers residents easy access to beautiful dog-friendly, walking and hiking trails as well as sports fields, and a track at Bear Creek Train & Mini Golf park. Kids will love the historic train as well as the mini-golf and water and skate parks as well.

The mostly residential Fleetwood is comprised of welcoming communities with great schools, excellent sports and recreation facilities, a community centre and notable annual events like the Greek Food Festival and the Fleetwood Festival.

Average Apartment Rent:

1bed	2bed	3bed
$1,200	$1,900	$2,200

Schools:

For more information and a comprehensive list of Surrey public schools please visit the Surrey School Board site and for independent schools (indicated with an *) visit the Independent Schools Association site.

Elementary Schools	Secondary Schools
Woodland Park Elementary Coyote Creek Elementary Brookside Elementary William Watson Elementary Maple Green Elementary Janice Churchill Elementary Walnut Road Elementary St. Matthews Elementary* Sikh Academy* Surrey Christian School Fleetwood Campus (K-12)*	Fleetwood Park Secondary Holy Cross Regional High*

Transportation:

Proximity to Downtown Vancouver: 
– 45 minutes by car to Downtown Vancouver
– 60 minutes by transit to Downtown Vancouver (bus to King George Station, Expo Line Skytrain)

Sports & Recreation:

• Fleetwood Community Recreation Centre
• Surrey Sports and Leisure Complex
• Bear Creek Park Train & Mini Golf (Sports fields, track, skatepark)

Guildford

Guildford is a diverse residential neighbourhood surrounding one of BC’s largest shopping and commercial centres, Guildford Town Centre. Known as the gateway to Surrey, its northern boundary runs along the Fraser River from about Surrey Road to its border with Langley at 196th Street.

A family-friendly neighbourhood, Guildford boasts excellent schools, recreational facilities and, most importantly, affordable housing. Recent revitalization has resulted in many new townhomes and condo developments situated close to shops and other amenities in the area. Meanwhile, older, more established neighbourhoods feature primarily single-family homes.

Tynehead Regional Park provides the perfect natural retreat for residents and visitors. Enjoy acres of dog-friendly parkland, an elaborate trail system, a fish hatchery, a butterfly garden, campsites and the bucolic Serpentine River in this impressive regional park. Consider visiting the historic “Charlie’s Tree” – a memorial and beautiful tribute to WW1 veterans created by Surrey Resident and fellow WW1 vet, Charlie Perkins.

Average Apartment Rent:

1bed	2bed	3bed
$1,392	$1,675	$1,850

Schools:

For more information and a comprehensive list of Surrey public schools please visit the Surrey School Board site and for independent schools (indicated with an *) visit the Independent Schools Association site.

Elementary Schools	Secondary Schools
Berkshire Park Elementary Frost Road Elementary Serpentine Heights Elementary Bonaccord Elementary Riverdale Elementary Hjorth Road Elementary Coast Meridian Elementary William Davidson Elementary Bothwell Elementary	North Surrey Secondary Guildford Park Secondary

Transportation:

Proximity to Downtown Vancouver: 
– 35-55 minutes by car to Downtown Vancouver
– 65 minutes by transit to Downtown Vancouver (bus to Surrey Central Station, Expo Line Skytrain Downtown)State the “commuting” and “driving” distance from Surrey to downtown Vancouver

Sports & Recreation:

• Guildford Recreation Centre

Newton

Newton has suffered notoriety for many years but thankfully, the City of Surrey has committed time and resources to revitalizing this neighbourhood and boosting its reputation. The town centre has seen significant investment in recent years and boasts some of Surrey’s best South Asian shopping options. The relatively new West Newton Community Centre is located amidst a 9-acre park featuring a cricket pitch with a spectator stand, an outdoor pavilion, community walking track and elaborate playground.

Average Apartment Rent:

1bed	2bed	3bed
$1,050	$1,500	$2,275

Schools:

For more information and a comprehensive list of Surrey public schools please visit the Surrey School Board site and for independent schools (indicated with an *) visit the Independent Schools Association site.

Elementary Schools	Secondary Schools
École Woodward Hill Elementary Newton Elementary Surrey Centre Elementary Westerman Elementary Cougar Creek Elementary Strawberry Hill Elementary W.E. Kinvig Elementary Henry Bose Elementary Northridge Elementary Martha Jane Norris Cambridge Elementary Chimney Hill Elementary M.B. Sanford Elementary Khalsa School Newton *	Frank Hurt Secondary Tamanawis Secondary Princess Margaret Secondary Enver Creek Secondary Seaquam Secondary Sullivan Heights Secondary North Delta Secondary Queen Elizabeth Secondary Panorama Ridge Secondary Khalsa Secondary*

Transportation:

Proximity to Downtown Vancouver: 
– 45-55 minutes by car to Downtown Vancouver
– 65 minutes by transit to Downtown Vancouver (bus to King George Station, Expo Line Skytrain Downtown)

Sports & Recreation:

• West Newton Recreation Centre
• West Newton Community Park

South Surrey

South Surrey boasts excellent schools including two private schools, recreational facilities, beautiful properties and an easy 35-minute access to the Canada/US border. The average household income is the highest of all the Surrey town centres. The small and separate community of Whiterock is bordered on 3 sides by South Surrey, and the ocean on the fourth. Here, residents and visitors enjoy the ocean at the expansive Crescent Beach or nearby at Blackie Spit Park, as well as the shopping charming shops and restaurants along the water front. Enjoy some oysters with your view at Five Kitchen & Oyster Bar or enchiladas and a Mezcal Negroni at Zapoteca Mexican Grill.

South Surrey also has acres of urban forest, agricultural land and parks, including Sunnyside Acres Urban Forest and Elgin Heritage Park where you’ll find the historic and charming, historic Stewart Heritage Farm.

Average Apartment Rent:

1bed	2bed	3bed
$1,760	$2,525	$3,100

Schools:

For more information and a comprehensive list of Surrey public schools please visit the Surrey School Board site and for independent schools (indicated with an *) visit the Independent Schools Association site.

Elementary Schools	Secondary Schools
Morgan Elementary Rosemary Heights Elementary Sunny Side Elementary Semiahmoo Trails Elementary H.T. Thrift Elementary Bayridge Elementary Elign Park Elementary South Meridian Elementary Pacific Heights Elementary East Kensington Elementary White Rock Christian Academy (K-12)* Southpoint Academy (K-12)* Southridge (K-12)*	Semiahmoo Secondary Earl Marriott Secondary Elgin Park Secondary

Transportation:

Proximity to Downtown Vancouver: 
– 50 minutes by car to Downtown Vancouver
– 75-90 minutes by transit to Downtown Vancouver (bus to Richmond’s Bridgeport Station, Canada Line downtown)

Sports & Recreation:

• Grandview Heights Aquatic Centre
• Kensington Prairie Community Centre
• South Surrey Arena
• South Surrey Indoor Pool
• South Surrey Recreation Centre

Whalley / Surrey City Centre

Whalley/ Surrey City Centre city is a thriving city that serves as the civic hub for all of Surrey, showcasing the very best the city has to offer. It is here you will find the revitalized civic centre which features the City Centre Library, Surrey City Hall and Simon Fraser University’s beautiful Surrey campus. Enjoy the hustle and bustle of the shops and services at Central City Shopping Centre, the neighbouring Holland Park with its meandering trails, manicured gardens and the Royal Kwantlen Park with sports fields, a playground, and an outdoor pool. 

The architecturally impressive 200,000 square foot City Hall features a plaza, a performing arts venue, and the source of Red Racer beer, Central City Brewery & Distillery. In addition, the neighbourhood is home to Holland Park, a popular concert venue, and the Surrey Urban Farmers Market, abundant in local produce and artisanal wares.

Average Apartment Rent:

1bed	2bed	3bed
$1,660	$2,100	$2,883

Schools:

For more information and a comprehensive list of Surrey public schools please visit the Surrey School Board site and for independent schools (indicated with an *) visit the Independent Schools Association site.

Elementary Schools	Secondary Schools
Betty Huff Elementary Simon Cunningham Elementary Old Yale Road Elementary K.B. Woodward Elementary Cindrich Elementary Lena Shaw Elementary A.H.P. Matthew Elementary David Brankin Elementary Our Lady of Good Counsel*	Kwantlen Park Secondary North Surrey Secondary L.A. Matheson Secondary Surrey Christian Secondary*

Transportation:

Proximity to Downtown Vancouver: 
– 50-60 minutes by car to Downtown Vancouver
– 42 minutes by transit to Downtown Vancouver on the Skytrain from Surrey Central Station

Sports & Recreation:

• Royal Kwantlen Park
• Whalley Athletic Park

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Surrey is a thriving Vancouver suburb estimated to surpass Vancouver’s population in the next 10 years thanks to an ample amount of land. It is well worth exploring for its diversity, nature, neighbourhoods and vital small business scene. Whether you choose to live here or simply visit, there is something for everyone.

>>For the low-down on other Greater Vancouver neighbourhoods, check out our other guides:

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