Fraser Valley · neighbourhood guide
Surrey
The region's fastest-changing city, neighbourhood by neighbourhood.
Overview
Living in Surrey
Surrey is several markets in one: established detached streets in Fleetwood and Panorama, high-density towers around Surrey Central and King George, family-oriented Cloverdale and Clayton, and the beach-town feel of Crescent Beach and White Rock's edge. My office is here, and it's the city I know best.
The essentials
What shapes the market here.
Housing stock
Everything from 1970s split-levels on large lots to new concrete towers and townhome complexes. Secondary suites and coach houses are common in detached areas, which matters for buyers thinking about rental income.
Transit
SkyTrain Expo Line to King George, with the Surrey Langley extension under construction along Fraser Highway. Frequent bus corridors on 104 Avenue, King George Boulevard and Scott Road.
Lifestyle
Bear Creek Park, Green Timbers, Crescent Beach and a growing restaurant scene across Newton, Guildford and the City Centre. Diverse communities and family amenities throughout.
Schools
Surrey Schools (SD36) is the largest district in BC. Catchments vary block to block; confirm the catchment for any specific address before you rely on it.
Real estate in Surrey
Working with Merv in Surrey.
Mervin Truong is a licensed real estate advisor with RE/MAX 2000 Realty and a member of Candid Real Estate Group, helping people buy, sell and invest in Surrey and across Greater Vancouver and the Fraser Valley. Every plan starts with how buyers are responding to comparable homes nearby.
Office
Mervin Truong Personal Real Estate Corporation
Candid Real Estate Group · RE/MAX 2000 Realty
15127 100 Ave #103
Surrey, BC V3R 0N9
Office 604-583-2000
Direct 778-885-9433
hello@mervintruong.ca
Market snapshot · September 2026
Surrey by the numbers.
Last month’s sales, listings and prices by home type, with thirteen months of context. Updated monthly from the board data.
Detached houses · September 2026
Buyers have room to negotiate in Surrey. About 8 of every 100 listings sold, and homes sold 5% under asking on average.
8%
Buyers’ market
Sales ratio: sales as a share of active listings this month.
- Sale price
- $1,215,000
- ▼ 8% vs Aug
- Price per sq ft
- $454
- ▼ 6% vs Aug
- Days on market
- 28
- ▼ 30% vs Aug
- Sale-to-list
- 95%
- ▼ 1% vs Aug
- Active listings
- 1,120
- ▲ 1% vs Aug
- Sales
- 84
- ▲ 5% vs Aug
View as table
| Month | Sale price | Detail |
|---|---|---|
| Sep 2025 | $1,375,000 | 84 sales · 1,188 listings |
| Oct 2025 | $1,430,000 | 93 sales · 1,167 listings |
| Nov 2025 | $1,409,000 | 80 sales · 1,099 listings |
| Dec 2025 | $1,380,000 | 94 sales · 808 listings |
| Jan 2026 | $1,230,000 | 41 sales · 882 listings |
| Feb 2026 | $1,270,000 | 65 sales · 913 listings |
| Mar 2026 | $1,305,000 | 79 sales · 936 listings |
| Apr 2026 | $1,347,750 | 82 sales · 1,064 listings |
| May 2026 | $1,300,000 | 97 sales · 1,136 listings |
| Jun 2026 | $1,278,333 | 96 sales · 1,129 listings |
| Jul 2026 | $1,300,000 | 91 sales · 1,107 listings |
| Aug 2026 | $1,317,500 | 80 sales · 1,106 listings |
| Sep 2026 | $1,215,000 | 84 sales · 1,120 listings |
View as table
| Month | Sales ratio | Detail |
|---|---|---|
| Sep 2025 | 7% | 84 sales of 1,188 listings |
| Oct 2025 | 8% | 93 sales of 1,167 listings |
| Nov 2025 | 7% | 80 sales of 1,099 listings |
| Dec 2025 | 12% | 94 sales of 808 listings |
| Jan 2026 | 5% | 41 sales of 882 listings |
| Feb 2026 | 7% | 65 sales of 913 listings |
| Mar 2026 | 8% | 79 sales of 936 listings |
| Apr 2026 | 8% | 82 sales of 1,064 listings |
| May 2026 | 9% | 97 sales of 1,136 listings |
| Jun 2026 | 9% | 96 sales of 1,129 listings |
| Jul 2026 | 8% | 91 sales of 1,107 listings |
| Aug 2026 | 7% | 80 sales of 1,106 listings |
| Sep 2026 | 8% | 84 sales of 1,120 listings |
By community
Most competitive: West Newton (20%) · Most choice: Queen Mary Park (3%)
| Community | Listings | Sales | Sales ratio |
|---|---|---|---|
| Fleetwood Tynehead | 137 | 14 | 10% |
| East Newton | 120 | 7 | 6% |
| Panorama Ridge | 101 | 5 | 5% |
| Bear Creek Green Timbers | 93 | 5 | 5% |
| Sullivan Station | 93 | 6 | 6% |
| Fraser Heights | 88 | 9 | 10% |
| Whalley | 86 | 0 | n/a |
| West Newton | 83 | 17 | 20% |
Competitive and choice readings need at least 10 listings; ratios above 100% mean last month’s sales exceeded this month’s listings.
Source: SnapStats® (snap-stats.com), compiled from Fraser Valley Real Estate Board and Greater Vancouver REALTORS® MLS® data captured October 1, 2026. Figures cover September 2026 versus the previous month. Accuracy and completeness are not guaranteed by the source; not intended to solicit properties already listed for sale.
FAQ
Questions buyers ask about Surrey.
Fleetwood, Cloverdale, Clayton and Panorama Ridge are the usual starting points: detached and townhome stock, parks and schools within walking distance. The right choice depends on commute, budget and whether a suite matters.
It depends on the building, the strata and your plans. The area is densifying quickly around SkyTrain and the hospital, which brings amenities and competition from new supply. I look at each building on its own.
Whether a suite is legal, how it affects financing and insurance, and what it does to resale demand in that pocket. These are address-specific questions, and worth asking before you offer.
About Surrey
Ask a specific question.
Which streets, which buildings, which schools, and what a realistic budget buys. I answer with current data.
Nearby guides