Living in Surrey, BC: The Good, The Bad, and The Real Experience

Surrey, BC, is one of the fastest-growing cities in Canada. With its affordability, diverse communities, and rapid development, it’s becoming a top choice for homebuyers and renters alike. But what is it really like to live in Surrey?

I’ve lived in Surrey for over 30 years, and in this guide, I’ll share my firsthand experience, covering the good, the bad, and everything in between. Whether you're considering moving to Surrey or just curious about life in the city, this guide will give you an honest look at what to expect.

Why My Family Moved to Surrey

My family originally lived in Vancouver but found it increasingly difficult to keep up with the higher cost of living. Like many families, they wanted more space, a better quality of life, and affordability.

Why Surrey?

• More Affordable Homes – Even in the early ‘90s, Surrey provided more value for money compared to Vancouver.
• Growing Job Market – The city was expanding, creating more employment opportunities.
• Family-Friendly Environment – Larger properties, safe communities, and good schools made Surrey appealing for raising a family.

And these reasons still hold true today.

How Surrey Has Changed Over the Years

Surrey has undergone massive transformations in the past 30 years. Some of the biggest changes include:

1. Population Growth

• Surrey’s current population is over 650,000 and growing by 1,000+ people per month.
• Projected to surpass Vancouver by 2030 in terms of population.

2. Housing & Real Estate

• Home prices are 25-35% cheaper than Vancouver.
• More townhomes are available compared to cities like Richmond and Burnaby.
• Densification: More condos and townhomes are being built, making homeownership more accessible.

3. Changes in Demographics

• A huge influx of newcomers from both other cities in Canada and immigration.
• Increasing diversity has led to a vibrant mix of cultures, businesses, and restaurants.

The Best & Worst Parts of Living in Surrey

Pros of Living in Surrey

• ✔ Affordable Housing – Compared to Vancouver, homeownership and rentals are much more attainable.
• ✔ More Space – You’ll find larger homes with yards, ideal for families.
• ✔ Great Parks & Recreation – Over 800 parks, sports fields, and outdoor spaces.
• ✔ Good Schools – Plenty of public and private school options.
• ✔ No Paid Parking – Unlike Vancouver, parking is free almost everywhere.
• ✔ Growing Job Market – More companies setting up offices in Surrey, reducing the need to commute to Vancouver.
• ✔ Upcoming SkyTrain Expansion – The Fleetwood to Langley SkyTrain extension will significantly improve transit access.

Cons of Living in Surrey

• ❌ Traffic Congestion – Peak-hour traffic can be brutal, especially on main roads.
• ❌ Public Transit Limitations – SkyTrain only serves North Surrey (for now). Bus coverage is okay, but not the best.
• ❌ Rising Cost of Living – Still cheaper than Vancouver, but prices are increasing.
• ❌ Some Areas Have Higher Crime Rates – Certain parts of Whalley and Newton have higher crime rates, though this is improving.

Neighbourhoods in Surrey: Where to Live?

Surrey is huge and is divided into six major communities. Each one offers something different:

1. South Surrey (Most Expensive & Desirable)

🏡 Best for: Affluent families, retirees

• Top neighbourhoods: Morgan Creek, Grandview Heights, Crescent Beach
• Why live here? High-end homes, beach access, top-rated schools

2. Fleetwood (Central & Family-Friendly)

🏡 Best for: Families, professionals

• Why live here? Future SkyTrain extension, good schools, newer developments

3. Cloverdale (Suburban & Affordable)

🏡 Best for: Families, first-time homebuyers

• Why live here? Affordable detached homes, quieter suburban feel, growing amenities

4. Newton (Diverse & Affordable Rentals)

🏡 Best for: Renters, newcomers

• Why live here? Affordable rent, lots of shops and community centers
• Downside: Some crime concerns in certain areas

5. Guildford (Great for Shopping & Transit)

🏡 Best for: Renters, young professionals

• Why live here? Guildford Mall, transit-friendly, central location

6. Whalley (Downtown Surrey, Lots of Development)

🏡 Best for: Investors, people who want easy SkyTrain access

• Why live here? High-rise condos, rapid development, close to SFU Surrey
• Downside: Still developing, some parts have a higher crime rate

Education in Surrey: Schools & Universities

• Public Schools – Funded equally, quality depends on the community.
• Private Schools – Top options include Pacific Academy (Fraser Heights) & Southridge (South Surrey).
• Post-Secondary – SFU Surrey is well-established, and UBC Surrey is coming soon!

Transportation in Surrey: The Good & Bad

• 🚆 SkyTrain – Currently only in North Surrey, but expansion to Fleetwood & Langley is coming by 2029.
• 🚗 Traffic Issues – Rush hour can add 30-45 minutes to your commute.
• 🚌 Buses – Coverage is decent but not as efficient as Vancouver’s system.
• 🅿️ Free Parking – Unlike Vancouver, parking is free almost everywhere.

Final Thoughts: Is Surrey Right for You?

Surrey is affordable, growing rapidly, and offers great amenities, but traffic and transit are ongoing issues. If you want more space and a good quality of life, it’s a fantastic place to live. However, if you rely heavily on public transit, you may want to wait until the SkyTrain expansion is complete.

Thinking About Moving to Surrey? Let’s Talk!

If you’re considering moving to Surrey and want to explore which neighbourhoods would suit you best, I’d be happy to help!

📞 Book a call with me today to discuss your options: Schedule a Consultation
📢 Subscribe to my YouTube Channel for more Surrey real estate insights: Living in the Lower Mainland
🏡 Looking for homes in Surrey? Browse listings
📕 Download our FREE Surrey Relocation Guide: Ultimate Surrey Relocation Guide

I hope this guide helps you decide if Surrey is right for you. Let me know your thoughts in the comments or book a call if you have any real estate questions!