Surrey Neighbourhood Spotlight: November 2026

Why Surrey, why now

Surrey is the place Metro Vancouver buyers go when they want space for their money. It stretches from the SkyTrain stations of North Surrey to the waterfront at White Rock, and it holds four very different housing markets inside one city boundary — a condo downtown, family townhouses in the middle, and detached homes near the ocean that cost far more than the same house a few kilometres north.

One warning before the numbers: Surrey does not report through Greater Vancouver REALTORS®. It reports through the Fraser Valley Real Estate Board (FVREB), so its figures are separate from the Metro Vancouver report used for Burnaby and Richmond. That matters, because the Fraser Valley was in a buyer's market in October 2026 — and Surrey's prices fell further, in percentage terms, than most of Metro Vancouver.

This is Day 7's neighbourhood spotlight: what Surrey costs right now, which pockets suit which buyer, and what the October 2026 numbers mean for your move.

Surrey by the numbers — October 2026

Every figure below is labelled with its month, so you can tell the report month from the publication month. FVREB gives no single composite benchmark for the whole City of Surrey, so the city-wide figures below are by home type.

• Detached benchmark, October 2026: $1,380,100, down 7.7% from a year ago. The average detached home actually sold for $1,388,963, down 14.8% year over year. There were 186 detached sales.

• Townhouse benchmark, October 2026: $757,300, down 5.5% year over year. The average townhouse sold for $764,633, down 6.2%. There were 132 townhouse sales.

• Apartment benchmark, October 2026: $443,900, down 9.6% year over year — the steepest annual fall of any home type in Surrey. The average apartment sold for $464,860, down 6.7%. There were 101 apartment sales.

• Sales in Surrey, October 2026: 419 homes sold across the three home types — the sum of the board's three counts.

• Market balance, October 2026: across the whole Fraser Valley board, sales came to 11% of active listings, below the board's 12–20% balanced range — a buyer's market. The board recorded 1,051 sales in October, up 14% from September but down 6.4% from a year ago, with 9,164 active listings.

• How long homes took to sell, October 2026 (Fraser Valley board-wide): detached homes averaged 50 days, condos 44 days and townhomes 37 days.

• The Fraser Valley composite, October 2026: $860,000 for a typical home across the whole board, down 0.1% on the month and down 6.4% year over year.

For context, Greater Vancouver REALTORS® reported a regional composite benchmark of $1,068,600 in October 2026, down 5.2% year over year, with 2,024 sales. Surrey's apartment benchmark of $443,900 sits $229,500 below the Metro Vancouver apartment benchmark of $673,400 — the widest affordability gap of any spotlight in this series so far.

The neighbourhoods, pocket by pocket

North Surrey and City Centre — the condo capital

North Surrey, around Surrey Central and King George stations on the Expo Line, is Surrey's downtown: high-rise condos, Surrey City Hall, the library and SFU Surrey, and the fastest train ride to downtown Vancouver in the city. Its composite benchmark was $637,000 in October 2026, down 7.2% year over year — the lowest composite of Surrey's four areas. The apartment benchmark here was $392,300, the lowest in the city, with townhouses at $671,000 and detached homes at $1,254,500. Best for first-time buyers who want transit at the door and the lowest entry price in the region. Watch strata fees and building age, and check whether the building allows rentals.

Central Surrey — Guildford, Fleetwood and Newton

Central Surrey is the city's middle: Guildford's mall and townhouse streets, Fleetwood's family neighbourhoods, and Newton's established detached streets. Its composite benchmark was $899,900 in October 2026, down 7.0% year over year, with detached homes at $1,288,000, townhouses at $744,300 and apartments at $453,600. This is also where the future arrives first: three of the eight new stations on the Dave Barrett Surrey–Langley SkyTrain Extension sit in or around Fleetwood, on the 16-kilometre line from King George to Langley City Centre, with service targeted for late 2029 and more than 60% of the guideway complete as of September 2026. Best for buyers who want a townhouse or a detached home today and a SkyTrain station within walking distance in a few years. Do not pay a 2029 price for a 2026 home — check what the station actually changes for that street.

Cloverdale and Clayton — the townhouse belt

Cloverdale, in Surrey's east, is the city's most resilient pocket: its composite benchmark was $930,600 in October 2026, down only 4.6% year over year — the smallest annual fall of Surrey's four areas. Detached homes benchmarked at $1,326,400, townhouses at $757,900 and apartments at $501,800. Clayton, next door, gets two of the new SkyTrain stations — Hillcrest–184 Street and Clayton — and holds much of Surrey's newer townhouse stock. Best for buyers who want more space than a condo at a price well below a detached house, and for families who want newer homes and a short drive to Highway 1. Check the completion date and the strata budget on any newer townhouse before you offer.

South Surrey and White Rock — the ocean premium

South Surrey, grouped with White Rock in the board's figures, is Surrey's premium pocket: the boardwalk, the beach, and detached homes on quiet streets near the water. Its composite benchmark was $996,000 in October 2026, down 5.4% year over year, with detached homes at $1,606,500 — 25% above Central Surrey's detached benchmark — townhouses at $800,900 and apartments at $558,600. Best for move-up buyers and downsizers who want the coast without Vancouver prices, and for sellers who need to know the premium here has narrowed: the detached benchmark is down from a year ago, even if it is still the highest in Surrey. Expect fewer listings and longer searches — South Surrey rewards patience.

What this means for you

Buying your first home: Surrey's $443,900 apartment benchmark is the lowest typical condo price in this series — and North Surrey's $392,300 is lower still. With 101 apartment sales in October 2026, you can compare buildings instead of chasing the only one available. Check the strata documents, the depreciation report and the monthly fees before you fall for the view, and remember a Surrey condo under $500,000 can qualify for the full first-time buyer property transfer tax exemption — confirm your eligibility with your lawyer or notary.

Selling: Detached homes are down 7.7% year over year on the benchmark, and the average detached sale price fell 14.8% — a reminder that averages move faster than benchmarks when fewer expensive homes sell. Price to the October benchmarks for your area — North Surrey $637,000, Central Surrey $899,900, Cloverdale $930,600, South Surrey and White Rock $996,000 on the composite — not to the 2022 peak, and expect buyers to have other options in a buyer's market.

Investing: Condos near SkyTrain are Surrey's rental workhorse, but check the maths building by building: purchase price, strata fees, property tax and achievable rent. The coming SkyTrain stations in Fleetwood and Clayton are a real, dated catalyst — late 2029 — but they are already priced into some asking prices, so underwrite today's rent, not 2029's.

Renting or new to the region: Surrey is a natural first stop for many newcomers, with established neighbourhoods, the Expo Line downtown in about 40 minutes from Surrey Central, and rents that generally sit below Vancouver's. If you are renting while you decide where to buy, walk the pockets above — City Centre and South Surrey feel like different cities.

Three smart next steps this week

1. Buyers: Search Surrey MLS® listings and shortlist by SkyTrain station — existing or the new Dave Barrett Extension stations — and building age, not just price.

2. Sellers: Ask for a current evaluation against the October 2026 benchmarks for your home type — detached $1,380,100, townhouse $757,300, apartment $443,900.

3. Everyone: Browse presale condos and townhomes in Fleetwood and Clayton and compare them with finished homes before committing to a completion date years out.

Talk to Kevin Lee before you decide

One area in Surrey can behave very differently from the city-wide average — and a benchmark is a typical home, not your home. If you want to know what these November numbers mean for your budget, your building, or your street, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. Create a free account to save searches, get alerts, and download the free BC Home Buyer's Guide. Have a question first? See the answers to 100 common real estate questions.

Sources: Fraser Valley Real Estate Board October 2026 figures via WealthNorth (FVREB October 2026 package, released November 2026) — City of Surrey detached benchmark $1,380,100 (-7.7% YoY), average sale $1,388,963 (-14.8% YoY), 186 sales; townhouse $757,300 (-5.5% YoY), average $764,633 (-6.2% YoY), 132 sales; apartment $443,900 (-9.6% YoY), average $464,860 (-6.7% YoY), 101 sales; 419 total Surrey sales; area composites North Surrey $637,000 (-7.2% YoY), Central Surrey $899,900 (-7.0% YoY), Cloverdale $930,600 (-4.6% YoY), South Surrey and White Rock $996,000 (-5.4% YoY); area by-type benchmarks as listed in the body. FVREB October 2026 release via Rory C / Prime Property Group, November 6, 2026 — board-wide 1,051 sales (+14% MoM, -6.4% YoY), 2,551 new listings, 9,164 active listings, composite $860,000 (-0.1% MoM, -6.4% YoY), sales-to-active ratio 11%, detached 50 days, condos 44 days, townhomes 37 days to sell. Greater Vancouver REALTORS® October 2026 — regional composite $1,068,600 (-5.2% YoY), 2,024 sales, apartment benchmark $673,400. Surrey Langley SkyTrain Project monthly status report, July 2026, and BC government project updates, September 2026 — Dave Barrett Extension, 16 km, eight stations from King George to Langley City Centre, service targeted late 2029, more than 60% of guideway complete. Figures are for Surrey / Fraser Valley as stated by each source. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.