South Surrey is the large, mostly residential southern part of the City of Surrey, between Boundary Bay, the City of White Rock, the U.S. border and the Township of Langley. It mixes seaside streets, forest parks and newer planned neighbourhoods, and suits families, downsizers and buyers who want space. I'm Muzaffar Manghat, a Surrey-based REALTOR®, and I help buyers and sellers in South Surrey with pricing, planning and negotiation.
South Surrey at a glance
| Population | 88,445 in the 2021 Census, up 15% from 2016 (City of Surrey South Surrey profile). Average age was 44. |
|---|---|
| Location / borders | The ocean to the west, White Rock and the U.S. border to the south, the Township of Langley to the east, and mostly 48 Avenue to the north. At 11,375 hectares, the City calls it the largest of Surrey's town centres by land area. |
| Main neighbourhoods | Semiahmoo Town Centre, Crescent Beach, Ocean Park, Elgin, Rosemary Heights and the Grandview Heights plan areas. Campbell Heights is an employment area. |
| Housing mix (2021) | Of about 34,490 occupied dwellings, 49% were single-family homes, 34% row houses or townhouses, 16% low-rise apartments and under 1% high-rise apartments. About 80% of households owned their home. |
| Transit | No SkyTrain. Buses run from the South Surrey Park & Ride at Highway 99 and King George Blvd. King George Boulevard bus rapid transit is in planning. |
| Major roads | Highway 99, King George Boulevard, Highway 15 and 16 Avenue (North Bluff Road). Two U.S. border crossings: Peace Arch and Pacific Highway. |
| School district | School District No. 36 (Surrey Schools). |
| Real estate board | Fraser Valley Real Estate Board (FVREB). It reports South Surrey together with White Rock as "South Surrey & White Rock." |
| Taxes worth knowing | The City of Surrey is a taxable area for B.C.'s speculation and vacancy tax. |
South Surrey neighbourhoods
Many of these areas grew from City neighbourhood concept plans (NCPs). Several older NCPs have since been rescinded or superseded by the Surrey 2050 Official Community Plan update (Bylaw No. 21900, introduced February 23, 2026), so check current land use with the City.
Semiahmoo Town Centre
The City calls Semiahmoo Town Centre the commercial and cultural heart of South Surrey. Its plan covers 136 hectares from 16 Avenue (North Bluff Road) to 24 Avenue. Council approved it in January 2022 to guide a more compact, walkable centre over 30 years, so expect more apartment and mixed-use projects. The Semiahmoo library branch is here.
Crescent Beach
Crescent Beach is a small, mostly residential enclave of about 91 hectares at the mouth of the Nicomekl River, below the Crescent Heights bluff. Its land use plan aims to keep a "semi-rural seaside village character," with a few shops along Beecher Street. Blackie Spit Park is at its edge. It suits buyers who want beach access and a village feel more than new construction.
Ocean Park
Ocean Park is a residential area of South Surrey with its own Surrey Libraries branch. TransLink route 352 links it to the South Surrey Park & Ride, with limited service. In the same southwest corner of Surrey, Kwomais Point Park sits on the bluffs above Semiahmoo Bay. It suits buyers who want to be near the water but outside a town centre.
Elgin and Crescent Road
This area runs along the Nicomekl River and Crescent Road. Elgin Heritage Park (13723 Crescent Road) has the 1894 Stewart farmhouse, a tidal wetland and over 3 km of trails. Elgin Park Secondary is on 24 Avenue. It suits families who want space and trees.
Rosemary Heights
Rosemary Heights lies south of the Nicomekl River, east of Highway 99 and north of Titman Creek. The City describes it as largely built out, with fish-bearing creeks and rare wetland habitat.
Morgan Heights & North Grandview Heights
Morgan Heights (24 to 28 Avenue, west of 164 Street) was the first urban residential neighbourhood in Grandview Heights, planned in 2005 for a mix of housing types. North Grandview Heights covers the area north of 28 Avenue from King George Blvd to Highway 15. It suits families who want a newer, planned neighbourhood.
Sunnyside Heights & Orchard Grove
Sunnyside Heights covers about 153 hectares south of 24 Avenue and west of 168 Street, with the Fergus Watershed Biodiversity Preserve to the south. Orchard Grove sits between 24 and 26 Avenue. The City plans a new community park next to Grandview Heights Secondary.
Darts Hill & Redwood Heights
Darts Hill, between 16 and 20 Avenue from 168 Street to Highway 15, is the fifth master-planned neighbourhood in Grandview Heights. Its plan was approved on May 10, 2021, and development applications can now be considered, so watch here for presales. Redwood Heights has its own plan east of Highway 15.
Thinking about the beach side of the peninsula too? See our White Rock real estate guide. For the rest of the city, start with the Surrey real estate guide, or look north to Cloverdale.
The South Surrey real estate market
The South Surrey real estate market leans toward family housing. In 2021, nearly half of homes were single-family houses and about a third were townhouses, while high-rise apartments were rare. Detached homes range from established streets in older areas to newer homes in Grandview Heights. With approved plans for Darts Hill and Semiahmoo Town Centre, new construction and presales will keep coming.
Prices depend on views, lot size, school family, suites and access to Highway 99. The Fraser Valley Real Estate Board's MLS® Home Price Index benchmarks for South Surrey & White Rock in October 2026 were:
| Property type (October 2026) | Benchmark price / change from a year earlier / sales and active listings that month |
|---|---|
| Detached | $1,606,500 / down 6.3% / 54 sales, 559 active |
| Townhouse | $800,900 / down 9.2% / 35 sales, 261 active |
| Apartment | $558,600 / down 3.5% / 46 sales, 295 active |
Board-wide, the detached benchmark was $1,293,800, and the board's 11% sales-to-active-listings ratio marked a buyer's market (balanced is typically 12% to 20%). For the latest figures, see the FVREB monthly market report.
Schools and education in South Surrey
Surrey Schools (School District No. 36) groups elementary schools into secondary "families." For 2026–2027 these include:
- Earl Marriott Secondary (15751 16 Avenue): Douglas, Jessie Lee, Laronde, Peace Arch, South Meridian, Ta'talu and Xw'epiteng elementary schools.
- Elgin Park Secondary (13484 24 Avenue): Chantrell Creek, Crescent Park, Ocean Cliff, Ray Shepherd and Semiahmoo Trail.
- Grandview Heights Secondary (16987 25 Avenue): East Kensington, Edgewood, Morgan, Pacific Heights, Rosemary Heights and Sunnyside.
- Semiahmoo Secondary (1785 148 Street): Bayridge, HT Thrift and White Rock elementary schools.
The district runs programs of choice, mostly by lottery. Two have a South Surrey link by name: the East Kensington Outdoor Learning program (EKOLogy, K–7) and the Xw'epiteng land-based learning program (K–7). The district also offers French Immersion, IB, Montessori and Traditional programs. Confirm catchment with the district before you write an offer. Kwantlen Polytechnic University's Surrey campus is on 72 Avenue.
Getting around South Surrey
South Surrey is a driving-first area. The main routes are Highway 99, King George Boulevard, Highway 15 and 16 Avenue, and the area has two U.S. border crossings, Peace Arch and Pacific Highway.
For transit, the South Surrey Park & Ride at Highway 99 and King George Blvd is the main hub. TransLink's map lists these routes:
- 321 to Surrey Central Station (with peak-hour trips to White Rock Centre)
- 351 to White Rock Centre and Bridgeport Station in Richmond
- 352 to Ocean Park and 354 to White Rock South (limited service)
- 394 to King George Station and White Rock Centre (peak hours only)
The City of Surrey's preferred route for King George Boulevard bus rapid transit runs about 21 km from Surrey Centre to White Rock. The City says its construction and operating timeline is still to be determined. Commute times depend on traffic, so test your route at rush hour.
Parks, recreation and things to do in South Surrey
- Redwood Park (17900 20 Avenue): over 5 km of trails, a grove of Sierra redwoods and a replica of the treehouse built by the Brown twins, who planted the forest from 1893.
- Sunnyside Acres Urban Forest (2598 144 Street): about 140 hectares of regrown forest with roughly 4 km of trails, including the 0.8 km Wally Ross accessible trail.
- Blackie Spit Park (3136 McBride Avenue, Crescent Beach): a major birding spot on the Pacific Flyway, with two off-leash areas and Surrey's only off-leash dog swim area.
- Recreation: Grandview Heights Aquatic Centre, South Surrey Recreation & Arts Centre, South Surrey Indoor Pool, South Surrey Arena, South Surrey Athletic Park and Softball City.
Local rules and costs to know in South Surrey
- Property transfer tax: B.C. charges 1% on the first $200,000, 2% from $200,000 to $2 million and 3% above $2 million, 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. Use 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, even if exempt.
- 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 single-family and duplex zones, with up to 6 near frequent bus service, subject to exemptions. Covenants still apply, so check with the City first.
- Crescent Beach drainage: The City finished phases 1 to 3 of Crescent Beach utility improvements by May 2025, and about 70% of properties now have a storm sewer along their frontage or side.
- Property tax: See the City of Surrey property tax page for payment options, the home owner grant and deferral.
Buying a home in South Surrey
- Confirm the school family for the exact address. Elgin Park, Earl Marriott, Grandview Heights and Semiahmoo families draw from different streets.
- For land or older homes in Grandview Heights or Rosemary Heights, ask the City which plan or OCP designation applies. Many NCPs are no longer in effect.
- Near Crescent Beach and the Nicomekl River, ask about drainage and environmental limits before you plan renovations.
- In new Darts Hill or Sunnyside Heights projects, compare presale prices with recent resales nearby, and read the disclosure statement and deposit terms closely.
- In October 2026, South Surrey & White Rock had 559 active detached listings against 54 sales. Base your offer on recent sales, not list price.
- Check your budget first with our home affordability calculator.
Selling a home in South Surrey
- Price against the South Surrey & White Rock benchmark and very recent sales on similar streets. View homes, beach-area homes and newer Grandview homes sell to different buyers.
- Highlight school family, views, yard size and access to Highway 99.
- Gather permits, covenant and survey documents. Buyers and lenders will ask for them.
- Townhouse prices fell more than detached prices over the past year (down 9.2% vs 6.3%), so price townhouses carefully.
- South Surrey has an older population than Surrey as a whole (average age 44 vs 39 in 2021). Main-floor living and low-maintenance yards are worth highlighting.
- Start with a free home value estimate, then use our seller net proceeds calculator to see what you may keep after commission, mortgage payout and other costs.
South Surrey real estate FAQs
Is South Surrey its own city?
No. South Surrey is one of the communities of the City of Surrey. Taxes and zoning come from the City of Surrey. White Rock, next door, is a separate city.
What is the benchmark price of a detached home in South Surrey?
The Fraser Valley Real Estate Board reports South Surrey with White Rock. In October 2026, the detached benchmark for South Surrey & White Rock was $1,606,500, down 6.3% from a year earlier. Townhouses were $800,900 and apartments $558,600.
Is there SkyTrain in South Surrey?
No. Transit is by bus. A King George Boulevard bus rapid transit line from Surrey Centre to White Rock is in planning, but the City says its construction and operating timeline is still to be determined.
Which secondary schools serve South Surrey?
Surrey Schools lists Earl Marriott, Elgin Park, Grandview Heights and Semiahmoo secondary schools, each with its own family of elementary schools. Confirm catchment by address with the district.
Where is new construction happening in South Surrey?
Grandview Heights has a series of master-planned neighbourhoods, and Darts Hill's plan was approved on May 10, 2021, and the City says development applications can now be considered. The Semiahmoo Town Centre plan (2022) guides a more compact, walkable centre.
Thinking of buying or selling in South Surrey?
I'm based in Surrey and have worked in real estate for more than 20 years. I can pull current sales for your street, compare resale and presale options 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
- City of Surrey – South Surrey Neighbourhood Profile (2021 Census)
- City of Surrey – South Surrey community page
- City of Surrey – South Surrey land use plans
- City of Surrey – Semiahmoo Town Centre Plan
- City of Surrey – Crescent Beach Land Use Plan
- City of Surrey – Rosemary Heights NCPs
- City of Surrey – Morgan Heights NCP
- City of Surrey – Sunnyside Heights NCP
- City of Surrey – Darts Hill NCP
- City of Surrey – Official Community Plan (Surrey 2050)
- City of Surrey – Crescent Beach utility improvements
- City of Surrey – Surrey Bus Rapid Transit
- City of Surrey – Redwood Park
- City of Surrey – Sunnyside Acres Urban Forest
- City of Surrey – Blackie Spit Park
- City of Surrey – Elgin Heritage Park
- City of Surrey – Kwomais Point Park
- City of Surrey – Property Taxes
- TransLink – South Surrey Park & Ride map
- Surrey Schools – Families of Schools 2026–2027
- Surrey Schools – Programs of Choice
- Province of B.C. – Surrey school directory (addresses)
- Kwantlen Polytechnic University – Campuses
- Fraser Valley Real Estate Board – October 2026 Statistics Package
- FVREB news release, November 3, 2026
- FVREB – Monthly Market Report
- Bank of Canada – Policy rate announcement, October 28, 2026
- Province of B.C. – Speculation and vacancy tax taxable areas
- Province of B.C. – Speculation and vacancy tax
- Province of B.C. – Property transfer tax
- Province of B.C. – First time home buyers' exemption amounts
- Province of B.C. – Small-scale, multi-unit housing
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.
