Best Neighbourhoods Surrey 2026: Prices, Schools, Transit

https://www.zealty.ca/region/bc/south-surrey

Cloverdale

Price Range

Detached homes: $850,000 to $1,200,000. Townhouses: $500,000 to $750,000. Condos: $350,000 to $550,000.

Buyer Profile

First-time buyers upgrading from apartments, young families, investors. Cloverdale is in transition, with solid bones but rising values. It's the entry point for buyers priced out of South Surrey but wanting Surrey's affordability.

Pros

More affordable than South Surrey. Good schools. Growing retail and dining (Cloverdale Centre expansion). Agricultural land nearby (rural feel). Strong price appreciation over 5 years. First-time buyers qualify for PTT exemptions on homes under $525,000, and many Cloverdale condos fit that threshold.

Cons

Car-dependent. Still undergoing development, which means construction noise in some pockets. Fewer established amenities than South Surrey. Further from Vancouver.

Should You Buy Here?

Yes, if you're a first-time buyer or young family on a budget. Cloverdale offers appreciation potential and room to grow. Hold for 5-10 years and you'll likely see 30-40% appreciation.

Browse Cloverdale listings on Zealty

Guildford

Price Range

Detached homes: $950,000 to $1,350,000. Townhouses: $550,000 to $800,000. Condos: $400,000 to $600,000.

Buyer Profile

Established families, mid-career professionals, retirees. Guildford is the heart of Surrey, with better transit access than South Surrey and more amenities than Cloverdale. It's the Goldilocks zone.

Pros

Central location within Surrey. Good transit (SkyTrain expansion coming). Schools rank well. Shopping and dining. More walkable than South Surrey. Steady appreciation.

Cons

Higher density. More traffic. Aging commercial strips in some areas. Less waterfront appeal. Prices rising as SkyTrain proximity becomes a premium.

Should You Buy Here?

Yes, if you want balance. Guildford offers Surrey affordability with better urban amenities. The SkyTrain expansion (Guildford Station phase 2) makes this a strong long-term play for commuters and residents.

Browse Guildford listings on Zealty

Fleetwood

Price Range

Detached homes: $800,000 to $1,100,000. Townhouses: $450,000 to $650,000. Condos: $300,000 to $500,000.

Buyer Profile

Investors, younger buyers, professionals relocating to Surrey. Fleetwood is the frontier. Prices are climbing, and savvy investors are buying before the neighbourhood fully gentrifies.

Pros

Most affordable of Surrey's main neighbourhoods. Rapidly appreciating. Young, growing demographic. New development underway. Investment potential. Close to Highway 1 for commuters.

Cons

Still rough around the edges. Industrial zones nearby. Schools have mixed reviews. Walkability is low. Rental yields are strong (important if you want cash flow).

Should You Buy Here?

Yes, if you have a 7-10 year horizon and can stomach some neighbourhood instability. Fleetwood is gentrifying fast, and early buyers will see significant appreciation. Not ideal if you want immediate walkability or polish, but excellent for investors.

Browse Fleetwood listings on Zealty

Newton

Price Range

Detached homes: $900,000 to $1,250,000. Townhouses: $500,000 to $700,000. Condos: $350,000 to $550,000.

Buyer Profile

Blue-collar families, established residents, investors. Newton is Surrey's working-class backbone. It's stable, not flashy, and offers solid value.

Pros

Affordable. Established community feel. Good mix of single-family and multi-family. Strong rental market. Schools. Parks.

Cons

Less trendy than Guildford or South Surrey. Limited luxury amenities. Appreciation slower than Fleetwood. Traffic can be heavy on main roads.

Should You Buy Here?

Yes, if you want stable, unglamorous value. Newton won't turn heads at dinner parties, but it's a solid investment and a great place to raise a family on a budget.

Browse Newton listings on Zealty

Market Conditions and Investment Timing

With 9.2 months of inventory in Surrey, this is unambiguously a buyer's market. Sellers are motivated. You have leverage on price, inspections, and closing terms. Don't buy the first property you see. Test the market, understand your neighbourhood, and negotiate hard.

The SkyTrain expansion to Guildford (expected 2026-2027) will be a game-changer for transit-oriented neighbourhoods. Properties within walking distance of future stations will appreciate faster than car-dependent areas. Factor this into your long-term strategy.

Should You Invest in Surrey?

Short answer: yes. Longer answer: it depends on your timeline and profile. For first-time buyers or young families, Surrey offers affordability and appreciation potential that Vancouver and Burnaby simply don't. For investors, Fleetwood and Cloverdale are emerging plays. For retirees or lifestyle buyers, South Surrey is unmatched in the region.

The key is knowing what you want. Don't buy in Surrey because it's cheap. Buy because the neighbourhood aligns with your lifestyle and goals. Use Zealty's live market data to compare prices across neighbourhoods and identify pockets of opportunity.

Comparison: Surrey vs. Other BC Cities

Surrey's median of $989,950 is significantly lower than Metro Vancouver's $1,139,000, and its buyer's market conditions are more favourable than any of the West Side Vancouver neighbourhoods. If you're choosing between Surrey and a smaller BC city like Kelowna or Victoria, Surrey offers better job markets and transit infrastructure. If you're choosing between Surrey and a Vancouver neighbourhood, Surrey wins on affordability but loses on walkability and urban energy.