Fraser Heights
The 2026 Surrey Neighbourhood Guide
What Fraser Heights Actually Is
Fraser Heights sits on the bluff above the Fraser River in northeast Surrey, between 156 St & 184 St from 96 Ave north to 108 Ave. To the south is Fleetwood, to the west the Surrey Bend Regional Park & the Fraser River industrial flats, to the north the Port Mann Bridge & Coquitlam, & to the east Tynehead Regional Park. The neighbourhood is built primarily around the Fraser Heights ridge, with view homes facing north over the Fraser River & the North Shore mountains beyond.
The housing footprint is overwhelmingly detached on 7,000 to 12,000 sqft lots from the 1980s, 1990s, & 2000s, with newer 2010s & 2020s rebuilds clustering on the view-facing streets. Townhouse & condo inventory is limited to a small cluster near the Fraser Heights Town Centre on 168 St. The neighbourhood reads as suburban estate, with mature trees, wide streets, & a country-club residential character.
The Bottom Line
Fraser Heights is north Surrey's wealthiest pocket: hilltop detached on the bluff overlooking the Fraser River, between 96 Ave & 108 Ave from 156 St to 184 St. Anchored by Fraser Heights Secondary (top-ranked Surrey public secondary in many years), Pacific Academy private school, & quick Highway 1 + future SkyTrain access at 166 St. Detached benchmarks $1.6 Million to $2.5 Million, with view homes pushing $3 Million+. If you want estate living with strong commute upside & top schools, Fraser Heights is north Surrey's answer.
Vibe
Hilltop Estate
Primary Commute
Highway 1
Established
1980s to 1990s
Detached Prices
$1.6 Mil to $2.5 Mil
Townhouse Prices
$800K to $1 Mil
Condo Prices
$550K to $750K
Who Fraser Heights Is Best For
Fraser Heights consistently delivers for buyers who want estate detached with strong schools & quick regional access. The 4 buyer types who land here:
- •Top Public-School Families: Fraser Heights Secondary has consistently ranked at or near the top of the Surrey public-school list, & the catchment is a major buyer driver.
- •Highway 1 Commuters to Burnaby & Coquitlam: the Port Mann Bridge is 5 minutes away, making Fraser Heights 1 of the fastest north-bound commutes in all of Surrey.
- •View-Home Buyers: the ridge gives view-facing detached real visual prominence with Fraser River, mountain, & sunset views you can't find elsewhere in Surrey.
- •Pacific Academy Families: Pacific Academy K-12 private school sits inside Fraser Heights, & many independent-school families locate here specifically for the walkability.
Real Estate & Housing in Fraser Heights
The Fraser Heights market is overwhelmingly detached, & it splits along view & lot size. Original 1980s & 1990s detached on 7,000 to 9,000 sqft lots in the inner streets typically runs $1.6 Million to $1.9 Million. Updated or newer-build detached on view-facing 8,000 to 12,000 sqft lots sits $2 Million to $2.5 Million+. Trophy view homes & estate-style 2010s rebuilds push $2.5 Million to $3 Million+.
Townhouse product is limited & concentrated near the Town Centre & along 168 St. Newer 3-bed townhouse inventory runs $800,000 to $1 Million. Condo inventory is similarly thin, with a handful of newer mid-rise & low-rise around the Town Centre in the $550,000 to $750,000 band. Most of the neighbourhood is detached-only.
What's actively moving in 2026: well-renovated 4-bed detached in the $1.8 Million to $2.2 Million zone with view, newer rebuilds with double garage & coach house potential, & well-priced townhouses near the Town Centre. What sits: oversized rebuilds priced like West Vancouver, & older detached with deferred maintenance at full retail.
Schools & Families
Fraser Heights Secondary at 96 Ave & 162 St is the high-school anchor & has consistently ranked at or near the top of the Surrey public secondary list across academic indicators. The school's French Immersion & International Baccalaureate programs both draw applications from outside the catchment. Elementary catchments include Erma Stephenson, Heritage, Riverdale, & Hjorth Road.
Pacific Academy on 168 St & 96 Ave is 1 of the largest private K-12 schools in BC & sits inside the Fraser Heights footprint, drawing families specifically for the walkability advantage. For independent options outside Fraser Heights, families also commute to Southridge in South Surrey or to Vancouver private schools.
For families, Tynehead Regional Park on the eastern edge gives 260 hectares of trail, salmon habitat, & off-leash space. Surrey Bend Regional Park on the Fraser River edge offers river-bottom forest & trail access. The Fraser Heights Recreation Centre at the Town Centre covers gym, pool, & program space.
Commute & Getting Around
Fraser Heights has 1 of the strongest commute stories in northeast Surrey. Highway 1 is 3 to 5 minutes via 156 St or 168 St, putting the Port Mann Bridge in easy reach. Real-world drive times: 15 to 20 minutes to Burnaby Metrotown via Highway 1, 20 to 30 minutes to Coquitlam Centre, 25 to 35 minutes into downtown Vancouver off-peak via Highway 1 + Highway 1 East, & 8 to 12 minutes to Surrey City Centre via 96 Ave or 152 St.
For SkyTrain, the future Surrey-Langley SkyTrain extension with stations at 166 St & 156 St on Fraser Hwy will be a 5 to 8-minute drive south by late 2028. The R1 RapidBus on King George provides the closest current frequent transit. Most Fraser Heights residents are car-first, & the neighbourhood layout reflects that.
Lifestyle, Shopping, & Amenities
Fraser Heights Town Centre at 168 St & 96 Ave is the everyday anchor: Save-On, Shoppers, banks, restaurants, the Fraser Heights Library branch, & the Recreation Centre all clustered together. The cluster is small & community-oriented compared to Guildford or Surrey City Centre. For dining, the Town Centre covers casual restaurants & coffee shops. Bigger restaurant runs go to Coquitlam, Guildford, or Burnaby Metrotown via Highway 1.
Bigger shopping runs go to Guildford Town Centre 8 minutes south.
Outdoors & Recreation
Fraser Heights' lifestyle reads as quiet suburban estate during the week & family-active on weekends, with Tynehead, the rec centre, & school sport schedules driving most weekend activity. For lifestyle anchors, Tynehead Regional Park on the eastern edge & Surrey Bend Regional Park on the Fraser River edge are the headline outdoor amenities. Erma Stephenson Park & Pacific Heights Park cover everyday playground & sport space.
What Works & What Doesn't
What Works
- Fraser Heights Secondary, top-ranked Surrey public secondary in many years.
- Pacific Academy private K-12 school inside the neighbourhood footprint.
- Highway 1 access via 156 St & 168 St, 1 of the fastest commutes north of the Fraser.
- View homes on the bluff with Fraser River + mountain panorama.
- Tynehead & Surrey Bend Regional Parks both adjacent.
- Stable detached market with low turnover & strong long-term equity.
Trade-Offs
- No SkyTrain inside Fraser Heights, & no near-term plans for one.
- Limited townhouse & condo inventory, detached-dominant market.
- View premiums on bluff streets are substantial, expect 20 to 30 percent over inner streets.
- Highway 1 noise affects parcels close to the corridor.
- Some 1980s & 1990s detached needs updates & mechanical investment.
- Slow transit-oriented growth means limited new amenity build-out.
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Frequently Asked Questions
Is Fraser Heights a good neighbourhood for families?
Yes, particularly for families prioritizing public-school quality. Fraser Heights Secondary consistently ranks at or near the top of Surrey public secondaries, & Pacific Academy provides a strong K-12 private option inside the neighbourhood. Estate-lot detached gives kids real yard space, & Tynehead Park is a major regional outdoor amenity.
How much does a detached home cost in Fraser Heights in 2026?
Original 1980s & 1990s detached on 7,000 to 9,000 sqft lots typically runs $1.6 Million to $1.9 Million. Updated or newer-build detached on view-facing 8,000 to 12,000 sqft lots sits $2 Million to $2.5 Million+. Trophy view homes & 2010s rebuilds push $2.5 Million to $3 Million+. Always pull comps for the specific street, view, & lot size.
How is the commute from Fraser Heights to downtown Vancouver?
Off-peak car commute via Highway 1 + Highway 1 East runs 25 to 35 minutes, 1 of the fastest north-bound commutes in Surrey. Rush-hour westbound on Highway 1 stretches that. Future SkyTrain access via the Surrey-Langley extension will require a 5 to 8-minute drive south to 156 St or 166 St stations once open in late 2028.
What schools are in Fraser Heights?
Fraser Heights Secondary at 96 Ave & 162 St is the high-school anchor, with French Immersion & IB programs. Elementary catchments include Erma Stephenson, Heritage, Riverdale, & Hjorth Road. Pacific Academy K-12 private school sits at 168 St & 96 Ave inside the neighbourhood.
Are there view homes in Fraser Heights?
Yes, view homes on the Fraser Heights ridge face north over the Fraser River with mountain panorama beyond. View-facing streets include parts of 105 Ave, 104 Ave, & several cul-de-sacs along the bluff line. View premiums typically run 20 to 30 percent over inner-street comparables.
How does Fraser Heights compare to South Surrey estate areas?
Fraser Heights offers similar lot sizes & build quality at meaningfully lower price-per-sqft than Elgin Chantrell or Morgan Creek, plus much faster Highway 1 commute access. South Surrey wins on schools (Elgin Park is top-ranked), proximity to White Rock & ocean, & overall amenity depth. Fraser Heights wins on commute & price.
Is Fraser Heights Right for You?
3 honest questions to run before you commit:
- •Do I commute via Highway 1: Fraser Heights' biggest single advantage is Highway 1 access. If you commute to Burnaby, Coquitlam, or Vancouver via the bridge, no other Surrey neighbourhood beats it on time.
- •Do I value top public schools: Fraser Heights Secondary has been a top Surrey public secondary for years. If your family is school-driven, the catchment is real.
- •Am I OK with car-first living: no SkyTrain in Fraser Heights itself. If transit-oriented living is your priority, look at Surrey City Centre or Fleetwood instead.
Next Step
Thinking about buying in Fraser Heights?
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About the Author
Alex Dunbar, REALTOR
Fraser Valley REALTOR at REAL Broker. Helping families relocate to Surrey, Langley, & Maple Ridge with a data-first, tech-forward approach.
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