Your Cloverdale REALTOR® — Muzaffar Manghat

Cloverdale is the historic centre of Surrey, on the city's eastern side next to Langley. It pairs a heritage town centre and the home of the Cloverdale Rodeo with fast-growing, townhouse-heavy Clayton, and three SkyTrain stations are planned along its stretch of Fraser Highway. It suits young families, first-time buyers moving up from a condo and anyone who wants a small-town feel inside a big city. I'm Muzaffar Manghat, a Surrey-based REALTOR®, and I help buyers and sellers across Cloverdale and Clayton.

Cloverdale at a glance

Population	About 13% of Surrey's residents lived in Cloverdale in the 2021 Census. Its population grew 12% from 2016 to 2021, after 21% growth from 2011 to 2016 (City of Surrey Cloverdale profile). The profile prints two different totals, so we have not quoted one.
Location / borders	160 Street to the west, 48 Avenue to the south and the Township of Langley to the east. To the north, 84 Avenue separates it from Guildford and 76 Avenue from Fleetwood. It covers 4,917 hectares, and the City calls it Surrey's third-largest community.
Main neighbourhoods	Cloverdale Town Centre, West Cloverdale, North Cloverdale, and Clayton Heights (East Clayton and West Clayton), plus the Fraser Highway corridor now being planned around SkyTrain.
Housing mix (2021)	Of about 25,000 occupied dwellings, 46% were row houses or townhouses, 41% single-family homes, 11% low-rise apartments and 2% high-rise apartments. About 78% of households owned their home.
People	Average age 37, younger than Surrey's 39. Average household income in 2020 was $124,400, second-highest of Surrey's communities.
Transit	No SkyTrain yet. The Surrey Langley SkyTrain will add Hillcrest-184 Street and Clayton stations on Fraser Highway, with Willowbrook Station at 196 Street on the Langley edge. The Province expects service in late 2029.
Major roads	Highway 10 and Highway 15 (Pacific Highway) meet at Cloverdale Town Centre. Fraser Highway runs along the north side through Clayton.
School district	School District No. 36 (Surrey Schools). Secondary schools include Lord Tweedsmuir (6151 180 Street), Clayton Heights (7003 188 Street) and École Salish (7278 184 Street).
Real estate board	Fraser Valley Real Estate Board (FVREB), which reports Cloverdale as its own area.
Health care	A new Surrey hospital and BC Cancer Centre are being built in Cloverdale. Fraser Health said in 2023 it would add 168 beds and was expected to open in 2030.
Taxes worth knowing	Cloverdale is part of the City of Surrey, a taxable area for B.C.'s speculation and vacancy tax. Property tax is billed by the City of Surrey.

Cloverdale neighbourhoods

Several of these areas were shaped by City neighbourhood concept plans (NCPs), some now superseded by the Surrey 2050 Official Community Plan update, so confirm current land use with the City.

Cloverdale Town Centre

The town centre sits where Highway 10 meets Highway 15, and the City calls it the "historic heart of Surrey," with heritage buildings and a well-known main street. The Museum of Surrey and the Surrey Archives (in the 1912 Municipal Hall) are here, along with the Cloverdale Recreation Centre at 6188 176 Street. A plan update, now including an expansion area from 60 to 64 Avenue, is due to wrap up in 2027 and will consider the new hospital nearby.

West Cloverdale

West Cloverdale covers the land west of 168 Street, split by 60 Avenue into the West Cloverdale North and South plan areas. The City says both are now largely complete, so most homes here are already built rather than presale.

North Cloverdale

North Cloverdale runs south of Fraser Highway, with its East and West plan areas divided at 184 Street. Both are largely complete. Hillcrest-184 Street SkyTrain Station is planned for the northwest corner of 184 Street and Fraser Highway, so buyers here should watch how the area around the station changes.

East Clayton

East Clayton was the first neighbourhood phase of Clayton Heights, approved in 2003, and covers about 314 hectares north of Fraser Highway up to the Langley border. A transit-oriented sub-plan was added in 2014 for future rapid transit. The Aloha Estates infill area (west of 192 Street, south of 72 Avenue) is inside it. Clayton Community Centre, with arts, recreation and a library, is at 7155 187A Street.

West Clayton

West Clayton covers about 288 hectares north of Fraser Highway, between the Agricultural Land Reserve and East Clayton. Its 2015 plan was meant for more than 12,000 future residents, with a mixed-use centre near the planned 184 Street station. It was Surrey's first NCP with incentives for energy efficiency. It suits buyers who want newer townhouses and homes near future SkyTrain.

Clayton Corridor (Fraser Highway)

The City is planning the Clayton Corridor along Fraser Highway, from the edge of the Agricultural Land Reserve to 192 Street. It includes two future SkyTrain stations, including Clayton Station at 190 Street, planned as Clayton's main commercial hub. Stated goals include a village centre, more green space and affordable housing, so expect more apartments and mixed-use buildings over time.

196 Street / Willowbrook edge

On Cloverdale's eastern edge, the City is preparing a new 196 Street plan for the Surrey side of the future Willowbrook SkyTrain Station. The station, at 196 Street and Fraser Highway, will include a transit exchange linking Surrey, the Township of Langley and the City of Langley.

Comparing options? See our Surrey real estate guide for the rest of the city, our Langley real estate guide for the other side of 196 Street, and our South Surrey real estate guide for the area south of 48 Avenue.

The Cloverdale real estate market

The Cloverdale real estate market is built around townhouses. In 2021, almost half of Cloverdale's homes were row houses or townhouses, the highest share of any housing type here and above Surrey's overall share. Single-family homes were another 41%, from older houses near the town centre to newer homes in the Clayton plan areas. Apartments were only about 13% of homes, but the Clayton Corridor and town centre plans aim for more compact, mixed-use building near SkyTrain and Highway 10, so presales and new construction will keep coming.

Prices depend on whether a home has a suite, the age of the strata, the school catchment and distance to the future Fraser Highway stations. The FVREB's MLS® Home Price Index benchmarks for Cloverdale in October 2026 were:

Property type (October 2026)	Benchmark price / change from a year earlier / sales and active listings that month
Detached	$1,326,400 / down 6.0% / 31 sales, 191 active
Townhouse	$757,900 / down 4.4% / 25 sales, 138 active
Apartment	$501,800 / down 8.9% / 3 sales, 68 active

Townhouses held value better than other types over the year, and 25 of Cloverdale's 59 sales in October were townhouses. Across the whole Fraser Valley, the board reported 1,051 sales and 9,164 active listings that month. Its 11% sales-to-active-listings ratio means a buyer's market (balanced is typically 12% to 20%). For current numbers, see the FVREB monthly market report.

Mortgage context: The Bank of Canada raised its policy rate by 0.25 percentage points to 2.5% on October 28, 2026, and its next scheduled decision is December 9, 2026.

Schools and education in Cloverdale

Cloverdale is part of Surrey Schools (School District No. 36). Each secondary school has a family of elementary schools. For 2026–2027 the district lists:

Lord Tweedsmuir Secondary (6151 180 Street): AJ McLellan, Cloverdale Traditional, Don Christian, George Greenaway, Martha Currie and Surrey Centre elementary schools.
Clayton Heights Secondary (7003 188 Street): Hazelgrove, Katzie, Latimer Road and Sunrise Ridge.
École Salish Secondary (7278 184 Street): Adams Road, Hillcrest, Maddaugh, Port Kells and Regent Road.

The district runs French Immersion, International Baccalaureate, Montessori, Fine Arts and Punjabi language programs, mostly by lottery. Check catchment for the exact address with the district. For post-secondary, Kwantlen Polytechnic University lists its KPU Tech campus in Cloverdale.

Getting around Cloverdale

Most Cloverdale residents drive. In the 2021 Census, 90.5% of Cloverdale commuters drove and 4.9% took transit, compared with 82.2% and 13.1% citywide. Still, 58% had a commute under 30 minutes.

That should shift once the Surrey Langley SkyTrain opens. The 16 km extension runs from King George Station along Fraser Highway to Langley City Centre. In or next to Cloverdale it will stop at:

Hillcrest-184 Street Station (northwest corner of 184 Street and Fraser Highway)
Clayton Station (future 190 Street and Fraser Highway)
Willowbrook Station (northeast corner of 196 Street and Fraser Highway, with a transit exchange)

The Province expects service in late 2029. Until then, expect construction along Fraser Highway. Commute times depend on traffic, so try the drive at rush hour.

Parks, recreation and things to do in Cloverdale

Cloverdale Rodeo: held every year at the Cloverdale Fairgrounds since 1945. The City is studying the fairgrounds separately from the town centre plan.
Canada Day: the City says Cloverdale hosts the largest Canada Day celebration in Western Canada, with free music, activities and food.
Heritage: the Museum of Surrey and Surrey Archives, and a small-town setting that has drawn film and TV productions such as Smallville and Supernatural.
Parks: Cloverdale Athletic Park, Hi-Knoll Park, Hazelgrove Park and the Clayton Dog Off-leash Park.
Recreation centres: Clayton Community Centre, Cloverdale Recreation Centre (with 55+ programs), Don Christian Recreation Centre and Cloverdale Arena.

Local rules and costs to know in Cloverdale

Property transfer tax: B.C. charges 1% on the first $200,000, 2% from $200,000 to $2 million and 3% above that, plus a further 2% on residential value over $3 million. First-time buyers can get a full exemption up to $500,000 and an $8,000 exemption up to $835,000, phasing out by $860,000. That matters here, because Cloverdale's townhouse and apartment benchmarks are under $860,000. Try our BC property transfer tax calculator.
Speculation and vacancy tax: The City of Surrey is a taxable area. Owners must declare by March 31 each year.
Small-scale multi-unit housing: Under B.C.'s Bill 44 (2023), cities must allow at least 3 units on lots of 280 m² or less and 4 on larger lots in most single-family and duplex zones, and up to 6 near frequent bus service, with some exemptions. Covenants, lot size and servicing still affect what you can build, so confirm what is allowed with the City.
Land use is changing: The town centre update runs to summer 2027, and the Clayton Corridor and 196 Street plans are under way.
Property tax: See the City of Surrey property tax page for payment options, the home owner grant and deferral.

Buying a home in Cloverdale

If a Clayton house has a suite, ask for permits. B.C.'s housing rules do not make unpermitted suites legal.
For townhouses, compare strata fees, the depreciation report and the age of roofs and decks.
Near Fraser Highway, map the distance to the Hillcrest-184, Clayton and Willowbrook stations and expect construction until the line opens.
Check the school family. Lord Tweedsmuir, Clayton Heights and Salish draw from different streets.
In October 2026, Cloverdale had 191 active detached listings and 31 sales. Use recent sales, not list prices, to set your offer.
First-time buyers: a townhouse under $835,000 may qualify for the $8,000 transfer-tax exemption. Check with our home affordability calculator.

Selling a home in Cloverdale

Price against the Cloverdale benchmark and very recent sales in your own complex or block. Clayton and the older town-centre streets sell to different buyers.
Show rental income and permits for any suite. Buyers and lenders will ask for them.
Highlight school family, parking, yard space and distance to the future stations.
Start with a free home value estimate, then use the seller net proceeds calculator to see what you may keep after costs.

Cloverdale real estate FAQs

Is Cloverdale part of Surrey or Langley?

Cloverdale is a community of the City of Surrey. Its eastern border is the Township of Langley. Taxes, zoning and permits come from the City of Surrey.

What does a townhouse cost in Cloverdale?

The Fraser Valley Real Estate Board's townhouse benchmark for Cloverdale was $757,900 in October 2026, down 4.4% from a year earlier. Detached was $1,326,400 and apartments $501,800.

Which SkyTrain stations will serve Cloverdale?

The Surrey Langley SkyTrain plans Hillcrest-184 Street Station and Clayton Station on Fraser Highway, with Willowbrook Station at 196 Street. The City says three new stations are planned for Cloverdale. The Province expects service in late 2029.

Is Clayton part of Cloverdale?

Yes. The City of Surrey includes Clayton Heights (East and West Clayton) in Cloverdale.

Is a new hospital coming to Cloverdale?

Yes. A new Surrey hospital and BC Cancer Centre are being built in Cloverdale. When construction started in 2023, Fraser Health said it would add 168 beds, a second emergency department and a cancer centre, and was expected to open in 2030.

Which school district serves Cloverdale?

School District No. 36 (Surrey Schools). Secondary schools in the area include Lord Tweedsmuir, Clayton Heights and École Salish.

Thinking of buying or selling in Cloverdale?

I'm based in Surrey and have worked in real estate for more than 20 years. Whether you are buying your first townhouse in Clayton or selling a family home near the town centre, I can show you current numbers, plan your timing and negotiate for you. I work in English, Hindi, Punjabi and Urdu.

Get my free home value Call or text 604-785-5555 Free buyer & seller tools

Muzaffar Manghat, REALTOR®, Sutton Premier Realty

Sources

This page is general information, not financial, mortgage, tax or legal advice. Information is believed reliable but not guaranteed and may change; verify details with the source. Listings shown on this site may be from other brokerages. This is not intended to solicit buyers or sellers currently under contract with a brokerage.

Call Muzaffar Manghat Today

I have over 20 years of experience in real estate, and I use that knowledge to help my clients in Surrey reach their goals. I am committed to providing tailored real estate services to all my clients. My knowledge of the Fraser Valley market helps me guide my clients toward good decisions.