Clayton Heights: Ultimate Neighbourhood Guide to Living In Surrey BC

by Alex Dunbar

Living in Clayton Heights, Surrey: The Ultimate Guide

Are you considering moving to Surrey, BC, or debating between Surrey and Langley? If so, Clayton Heights is a neighborhood you don’t want to overlook.

Known for its family-friendly atmosphere, modern housing, excellent schools, and proximity to major highways, Clayton Heights offers a perfect blend of suburban tranquility and urban convenience.

In this guide, we’ll cover everything you need to know about Clayton Heights, including its location, housing market, schools, shopping, restaurants, and community amenities.

Where is Clayton Heights?

Clayton Heights is one of Surrey’s most sought-after neighborhoods, located on the easternmost edge of Surrey, bordering Langley.

📍 Boundaries:

North: 80th Avenue
South: Fraser Highway
West: Highway 15 (176 Street)
East: 196 Street (Langley Border)

Clayton Heights is part of the broader Cloverdale community, which includes three sub-areas:
✔ Cloverdale Proper
✔ Serpentine
✔ Clayton Heights (The Star of This Guide!)

The area offers a perfect balance between a peaceful suburban lifestyle and quick access to urban conveniences.

Why is Clayton Heights a Popular Place to Live?

✔ Modern Housing Options – Newer homes, townhomes, and condos
✔ Family-Friendly Community – Great schools, parks, and recreational facilities
✔ Convenient Location – Easy access to Highways 1, 15, & Fraser Highway
✔ Growing Amenities – Shopping, dining, and future SkyTrain expansion
✔ Investment Potential – A highly desirable rental market

Whether you’re a young professional, a growing family, or a retiree, Clayton Heights has something to offer!

Real Estate in Clayton Heights

Housing Market Overview

Clayton Heights is a newer, well-developed neighborhood with a variety of housing options, including detached homes, townhomes, and condos.

🏡 Detached Homes

Built after 2005
3,000 sq. ft. on average
5-6 bedrooms, 4 bathrooms
Basement suite + laneway home (carriage house)
Prices typically lower than central Surrey & Vancouver

🏘 Townhomes

Built after 2010
1,400-1,500 sq. ft.
3 bedrooms, 3 bathrooms
2 parking spots

🏢 Condos

Built after 2010
1-bedroom (~625 sq. ft.) or 2-bedroom (~850 sq. ft.)
Ideal for first-time buyers & investors

Pros & Cons of Clayton Heights Homes

✅ Pros:
✔ Affordable compared to Greater Vancouver
✔ Newer, modern designs
✔ Rental potential with basement & laneway suites

❌ Cons:
❌ Limited parking due to high-density housing
❌ Busy streets, especially in newer developments

Pro Tip: If parking is a concern, look for townhomes or condos, as they typically come with designated spots.

Transportation & Accessibility

One of the biggest perks of living in Clayton Heights is its prime location and easy access to major highways.

🚗 Driving Access:
✔ Fraser Highway – Quick access to Surrey City Centre & Langley
✔ Highway 15 – Connects to White Rock & the US Border
✔ Highway 1 – 15 minutes to Vancouver & Fraser Valley

🚌 Public Transit:

Frequent bus routes along Fraser Highway
Future SkyTrain Expansion (2028) connecting Surrey City Centre to Langley 🚊

Even if you rely on transit, you’ll still have great accessibility in Clayton Heights!

Shopping & Amenities in Clayton Heights

One of the biggest benefits of living in Clayton Heights is its proximity to major shopping centers.

🛍 Local Shopping Centers:
✔ Clayton Crossing Shopping Centre – Groceries, banks, retail stores
✔ Clayton Heights Village – Restaurants, boutique shops, & medical services
✔ Willowbrook Shopping Centre (5 minutes away) – 140+ stores & major expansions

🛒 Grocery Stores Nearby:
✔ Save-On-Foods
✔ Independent Grocers
✔ Costco (Less than 10 minutes away!)

Whether you need daily essentials or a full day of shopping, Clayton Heights has you covered!

Schools in Clayton Heights

🏫 Elementary Schools:
✔ Regent Road Elementary
✔ Hazelgrove Elementary
✔ Katzie Elementary
✔ Latimer Road Elementary

🏫 High Schools:
✔ Clayton Heights Secondary
✔ Salish Secondary School (New French Immersion School)

Salish Secondary is a standout school in the area, known for its:

French Immersion & English Programs
State-of-the-art learning facilities
Innovative classroom designs

If top-tier education is a priority for you, Clayton Heights has excellent options.

Parks & Recreation in Clayton Heights

🌳 Parks & Outdoor Spaces:
✔ Clayton Park – Playgrounds, walking trails, sports fields
✔ Hazelgrove Park – Water park, playgrounds, soccer fields
✔ Clayton Off-Leash Dog Park – 3-acre fenced area for pets

🏋 Community & Recreation Centers:
✔ Clayton Community Centre – Gym, fitness classes, public library, art studios
✔ Cloverdale Athletic Park – Soccer, baseball, football, tennis
✔ Cloverdale Arena – Hockey & skating

Clayton Heights is a fantastic community for families looking for outdoor activities & recreational opportunities.

Clayton Heights: A Strong & Diverse Community

One of the most appealing aspects of Clayton Heights is its strong sense of community.

✨ Community Events & Activities:
✔ Clayton Heights Farmers Market – Locally sourced food & handmade goods
✔ Annual Clayton Day Celebration – Live music, games, & family-friendly fun
✔ Active Facebook Community – Residents help each other with local updates

Whether you're a newcomer or a long-time resident, Clayton Heights offers a welcoming atmosphere.

Final Thoughts: Is Clayton Heights Right for You?

If you’re looking for a family-friendly, modern, and convenient neighborhood, Clayton Heights in Surrey, BC is an excellent choice.

🔹 Ideal for: First-time buyers, families, professionals, & investors
🔹 Great housing options: Condos, townhomes, & detached homes
🔹 Future SkyTrain expansion will boost accessibility & property values