The Pros and Cons of Living in Surrey BC Canada
Living in Surrey BC: The Real Pros and Cons From a Local Expert
Thinking about moving to Surrey BC and hearing mixed reviews? Here is the quick take: Surrey is diverse, more affordable than Vancouver, packed with parks and new amenities, yet it has a few higher-crime pockets, traffic challenges, and limited SkyTrain coverage that is being expanded. If you want space, community services, and good value without leaving Metro Vancouver, Surrey can be a smart choice.
A Brief History of Surrey BC
Surrey’s story goes back to 1879, when it first joined the map as an official municipality. Locals settled on the name “Surrey” because the land’s rolling fields and lush greenery reminded early European settlers of Surrey in England.
A major milestone in Surrey’s growth came in 1937, when the Pattullo Bridge forged a vital link across the Fraser River, connecting Surrey to New Westminster and the rest of Greater Vancouver. This opened the doors to more growth and opportunity.
Fast-forward to the population boom of the 1980s and 90s, and Surrey’s small-town roots began to change rapidly. By 1993, thanks to steady development and a soaring number of new residents, Surrey was officially granted city status—cementing its place as a major urban hub within Metro Vancouver.
Surrey BC At A Glance
- Population: 568,000+ and growing fast
- Size: Third largest by land area in BC
- Six main communities: North Surrey, Guildford, Fleetwood, Newton, Cloverdale, South Surrey
- Over 800 parks and multiple beaches
- Home prices and rents average roughly 25 to 35 percent less than Vancouver
- SkyTrain currently serves the north. An extension to Fleetwood, Cloverdale and Langley is underway
The Pros of Living in Surrey BC
1. Genuine Diversity in People and Places
Surrey is one of Canada’s most multicultural cities. A large South Asian community, alongside significant Chinese and Filipino populations, creates festivals, food and friendships you will not find elsewhere.
Diversity here isn’t just a statistic, it’s lived out loud. You’ll see it in the Diwali celebrations that light up the city each fall, and in the vibrant Vaisakhi parade every April, one of the largest Sikh events outside of India. The Guru Nanak Sikh Gurdwara stands as both a spiritual and cultural hub, welcoming thousands during community celebrations. Whether you’re sampling samosas at a street festival, hearing a dozen languages in a single block, or joining in at Lunar New Year events, Surrey’s diversity is baked into daily life making it easy to find your place, no matter where you’re from.
Each community has a distinct feel, from South Surrey’s coastal vibe to Cloverdale’s small-town main street to Surrey City Centre’s growing skyline.
Surrey’s Multicultural Mosaic: By the Numbers
Over half of Surrey’s residents (about 58%) identify as a visible minority. The largest group is South Asian, making up roughly a third of the entire population. Following that, Chinese communities account for about 8%, Filipinos for just over 6%, and Southeast Asians for another 2.5%.
This diversity isn’t just in the numbers; it shows up in the restaurants on every corner, the festivals in city parks, and the variety of languages you’ll hear at every grocery store. Each community has a distinct feel, from South Surrey’s coastal vibe to Cloverdale’s small-town main street to Surrey City Centre’s growing skyline.
Community Support & Settlement Services for Newcomers
Arriving in a new city like Surrey can feel overwhelming, but the community here really shows up for newcomers. Whether you need help with finding a place to live, learning the ropes of daily life in Canada, or just want to meet new people, there’s a strong network of support.
Settlement Services:
Several local organizations are dedicated to helping immigrants and refugees get settled. They offer everything from job search assistance and resume workshops to help with navigating schools, healthcare, and legal systems. These agencies can introduce you to other families and connect you with services tailored to your background.
Language Support:
English classes and conversation groups are widely available, often free or very affordable. Organizations like DIVERSEcity Community Resources Society, S.U.C.C.E.S.S., and MOSAIC run programs for all ages and levels, sometimes even in your first language. This makes learning English less intimidating and more social—plus, it’s a great way to make friends.
Cultural Integration:
Many community centres and libraries in Surrey host drop-in events, cultural festivals, and resource fairs. These are fantastic for getting involved, discovering local traditions, and celebrating your own heritage alongside others.
Health & Well-being:
Support extends to mental health and wellness, too. The Fraser Health Authority and community service providers can help you access counseling, family support programs, and advice even if you’re new to B.C.’s healthcare system.
No matter where you come from, Surrey’s genuine spirit of welcome makes it easier to find your feet and start building a new life.
Language Support for Newcomers
Worried about language barriers? Surrey makes it much easier for newcomers to settle in, thanks to a web of local organizations offering free and low-cost language programs. Whether you need beginner ESL classes, help understanding Canadian workplace lingo, or tutoring for kids, support is widely available.
Notable agencies like the Fraser Health Authority, DIVERSEcity Community Resources Society, and Options Community Services offer:
- In-person and online English classes at all levels
- Conversation circles to practice speaking in a relaxed setting
- Translation and interpretation services for important appointments
- Specialized job language workshops
If you’re new to Canada, these resources can help you feel at home in the classroom, at work, or even at your neighborhood park barbecue.
Vibrant Restaurant and Nightlife Scene
Surrey’s food and drink scene is more exciting—and more global—than most people expect. Craving authentic Indian or Filipino cuisine? You'll find hole-in-the-wall gems and chef-driven kitchens serving up both classics and creative mashups. For a night out, locals head to favorites like Old Surrey Restaurant for French-inspired fare in a heritage mansion, or Tap Restaurant for wine and west coast plates. Afghan Kitchen, Vault Restaurant, and New York New York Greek Restaurant each bring their own flair, offering everything from sharable mezze to live music and weekends that stretch well past dinnertime.
Craft beer lovers flock to local breweries, and there’s no shortage of cozy pubs or bustling lounges to unwind after work. Whether you’re after a casual coffee, a memorable dinner, or a nightcap with friends, Surrey’s diverse communities deliver plenty of tasty reasons to stay out.
Celebrating Faith: Major Religious Festivals in Surrey
Surrey’s multicultural fabric isn’t just seen—it’s celebrated. Throughout the year, you’ll find the city buzzing with vibrant religious events that reflect its diverse roots.
One of the largest annual festivals is Vaisakhi, marking the Sikh New Year and harvest. Each April, Surrey transforms as tens of thousands gather for the Vaisakhi Parade (Nagar Kirtan)—one of North America’s biggest. The streets fill with colour, music, and free food stands, all centred around the city’s notable Sikh temples, like the Guru Nanak Sikh Gurdwara.
Christian traditions also play a significant part in Surrey’s calendar—think Christmas pageants, Easter egg hunts, and festive concerts hosted by churches across every neighbourhood.
And that’s just the start. Expect celebrations for Ramadan and Eid in the Muslim community, Diwali festivities lighting up homes and community halls, and Lunar New Year bringing parades, dragon dances, and plenty of dumplings. Whatever your faith or background, you’ll almost certainly find a welcoming event here—sometimes right around your block.
Religious Makeup: Christian and Sikh Populations
When it comes to faith, Surrey is as diverse as its communities. About 38% of residents identify as Christian, including a mix of Protestant, Catholic, Orthodox, and other denominations. Sikhs form the next largest group, making up roughly 23% of the population. This cultural and religious variety shapes everything from local events to festivals and the broader sense of community you’ll find across Surrey’s neighbourhoods.
2. Lower Cost of Living Compared to Vancouver
Surrey is not cheap, but it is far more attainable than Vancouver.
Benchmark prices:
- Detached home: Vancouver about $2.49M vs Surrey about $1.73M
- Townhome: Vancouver about $1.34M vs Surrey about $884K
- Condo: Vancouver about $807K vs Surrey about $541K
Average rent differences:
- One-bed: Vancouver about $2,500 vs Surrey about $1,700
- Two-bed: Vancouver about $3,600 vs Surrey about $2,200
- Three-bed: Vancouver about $4,200 vs Surrey about $2,900
(Contact me for the latest monthly numbers)
3. Strong Community Services
Surrey has poured money into recreation and public amenities. You will find modern community centres, aquatic complexes, libraries, shopping malls, and multiple hospitals.
Healthcare Access
Surrey is well-served by major hospitals, including Surrey Memorial Hospital, Jim Pattison Outpatient Care and Surgery Centre, and Peace Arch Hospital. In the event of an emergency, dialing 9-1-1 connects you to emergency services across Canada.
For everyday healthcare, most residents register for the Medical Services Plan (MSP), which covers core medical needs. Additional prescription coverage is available through BC PharmaCare, and those who qualify may receive premium assistance to help with costs.
Finding a Family Doctor
After arranging your medical insurance, it’s wise to look for a family doctor. The College of Physicians and Surgeons of BC maintains an updated list of family physicians accepting new patients. If you don’t have a family doctor yet, walk-in clinics are widely available throughout Surrey for non-emergency needs. Your family doctor can refer you to specialists as needed, ensuring you’re covered for ongoing or complex care.
Local Sports and Entertainment
While Surrey doesn’t have its own NHL or CFL team, there’s no shortage of athletic excitement or entertainment. Each summer, the city hosts major events like the renowned Canada Cup International Women’s Fastpitch Tournament—one of the best spots in Canada to watch elite women’s softball up close.
Cricket fans will feel right at home, as Surrey boasts a strong cricket community with matches on weekends in local parks. You’ll also find plenty of soccer pitches, baseball diamonds, and community leagues for everything from basketball to ultimate frisbee.
When it comes to catching live music or performances, big names and local talent both take the stage at venues in the area and nearby. Local community centres frequently host concerts, theatre, and cultural events, and for larger acts, Vancouver’s Rogers Arena and River Rock Casino are within easy reach.
Whether you’re a sports enthusiast or a music lover, Surrey’s calendar has something to keep you entertained year-round.
4. City of Parks
More than 800 parks means there is always a green escape. Popular choices include Tynehead Park, Bear Creek Park, Redwood Park, Fleetwood Park, Cloverdale Athletic Park, Mud Bay Park and Crescent Beach. Whether you prefer trail running, a picnic, a playground for the kids, or bird watching, you will find it.
5. Central Lower Mainland Location
Surrey sits between Vancouver and the Fraser Valley. You are roughly 45 minutes to either downtown Vancouver or Abbotsford, an hour to Chilliwack, 20 to 25 minutes to White Rock, and minutes to the US border. Multiple bridges and highways give you options, and SkyTrain from Surrey Central gets you downtown Vancouver in about 40 minutes.
6. Rapid Development and Revitalization
Surrey City Centre has changed dramatically in ten years, with high-rises, SFU, a planned UBC campus and new shops. Gentrification is improving pockets that once had poor reputations. Townhome and condo projects are spreading through Fleetwood, Clayton and Cloverdale, bringing cafes, grocery stores and childcare with them.
7. Easy Access to Post-Secondary Schools
Surrey hosts branches of SFU, several Kwantlen Polytechnic University campuses, Vancouver Career College and Sprott Shaw. A new UBC Surrey campus is planned for the City Centre area. This makes higher education more accessible for students living south of the Fraser.
Beyond the big names, Surrey is a true hub for post-secondary options. At Simon Fraser University’s Surrey campus, students can choose from programs in applied sciences, arts and social sciences, communication, business administration, technology, education, mathematics, and science. Kwantlen Polytechnic University’s Surrey location offers a broad spectrum of science, business, art, and health programs.
You’ll also find a range of private colleges, including Brighton College, CDI College, Western Community College, Sterling College, Stenberg College, Academy of Learning, Surrey Community College, and Discovery Community College. Whatever your academic or career goals, Surrey’s variety of institutions means you don’t have to cross a bridge to find the right fit.
8. Mild Climate by Canadian Standards
If you are coming from the Prairies or Ontario, Surrey’s winters will feel easy. Snow is rare and short-lived. Summers are warm without being punishing. The trade-off is rain, especially in fall and winter, and early sunsets in December.
Surrey Weather: What Temperatures Can You Expect?
Curious about Surrey’s seasonal temps? In winter, the thermometer usually hovers around 5°C—think fleece jacket, not snow boots. Snow is a novelty, and when it does show up, it never lingers. Summers deliver plenty of sunshine, with average highs near 22°C. The trade-off for this mildness (especially if you’re coming from the Prairies) is the rain—expect plenty in fall, winter, and even into spring, while the summers are comfortable and dry.
How Much Sunshine Does Surrey Get Each Year?
Wondering if you’ll see the sun in Surrey? On average, Surrey basks in just over 1,800 hours of sunshine annually, roughly five hours per day. The city’s West Coast location brings famously mild winters, think chilly but rarely snowy, with plenty of damp, grey stretches from November to March. Spring often stays wet too, while summers brighten up with more consistent sunny days and comfortably warm temperatures (typically peaking around 22°C). You won’t get a Prairie-style sun fest, but when blue skies roll in, parks and patios fill up fast.
The Cons of Living in Surrey BC
1. Crime Hotspots
Surrey’s reputation often comes from a few locations, particularly parts of Whalley (City Centre), Newton, Guildford and downtown Cloverdale. Most of Surrey is as safe as any large Canadian city. Maclean’s ranked Surrey 85th out of 237 cities in Canada for crime severity, below Abbotsford, Chilliwack, Langley and Vancouver. Use common sense and research specific streets.
2. Visible Low-Income Areas
Some streets still have visible homelessness, graffiti or neglected properties. The city is investing in supportive housing and community improvements, but there will always be some of this in a city of this size.
3. Traffic and Congestion
Surrey is car-dependent in many areas. Cross-city travel can take 20 to 45 minutes at rush hour. Plan around peak times and bridge traffic. It is still usually less painful than driving in Vancouver proper, but it is not a small town commute.
That said, most people commute to work, often outside of Surrey itself. So, if you’re considering Surrey as your new home, brace yourself for daily drives and the potential for gridlock—especially during peak hours and on major bridges.
4. Limited Rapid Transit Coverage
SkyTrain only runs through the north end. Most residents rely on buses or cars. Buses are plentiful but can be slow and require transfers. An 16-km SkyTrain extension to Fleetwood, Cloverdale and Langley City is underway, with completion targeted later this decade.
5. Rain and Dark Winters
Expect a lot of rain between November and March and sunset around 4:00 pm in winter. Many locals invest in good rain gear and daylight lamps to keep spirits up.
6. Cost of Living
Surrey is expensive compared to many other large cities in Canada. While it’s generally more affordable than Vancouver, home prices and rents remain high relative to national averages. Be prepared for a significant portion of your budget to go to housing and transportation, especially if you’re new to the region.
While Surrey offers a lot of value and opportunity, these drawbacks are worth considering, especially for newcomers weighing their options.
Cost of Living Snapshot
๐ Detached Home Benchmark Prices:
-
Surrey: ~$1,733,000
-
Vancouver: ~$2,498,000
๐๏ธ Townhome Benchmark Prices:
-
Surrey: ~$884,000
-
Vancouver: ~$1,342,000
๐ข Condo Benchmark Prices:
-
Surrey: ~$541,000
-
Vancouver: ~$807,000
๐ต 1-Bedroom Rental Rates:
-
Surrey: ~$1,700/month
-
Vancouver: ~$2,500/month
๐ต 2-Bedroom Rental Rates:
-
Surrey: ~$2,200/month
-
Vancouver: ~$3,600/month
Numbers change monthly. Reach out for the latest figures or sign up for my Surrey Market Update.
Managing Personal Finances and Banking as a Newcomer in Surrey
Landing in a new city means more than just unpacking—it's also time to set your financial life up for success. Surrey offers plenty of options to make this transition smoother.
Banking Made Easy
You can open a chequing or savings account at any of Canada’s major banks or one of the local credit unions (think RBC, TD, Scotiabank, CIBC, BMO, Coast Capital, or Envision Financial). Many branches in Surrey are familiar with newcomers and offer dedicated setups for new Canadians, including assistance in multiple languages.
Banks often have tailored newcomer packages, which might include:
- Free day-to-day banking for the first year
- Easy access to a debit or credit card
- Help building a Canadian credit history
- Personalized advice on mortgages, international money transfers, and lines of credit
Getting Started with Your Finances
Here’s how to get your finances organized when you arrive:
- Bring Proper Identification: You'll need your passport and immigration documents, plus a local address if possible.
- Ask About Newcomer Programs: These programs are designed to guide you through the first steps, helping you avoid hidden fees and make the most of your money.
- Open Accounts Sooner Than Later: Getting set up early helps you establish direct deposit for your paycheque, pay bills online, and keep your funds secure.
Tips for Smart Money Management
- Create a Budget: Living costs in Surrey are lower than Vancouver but still substantial. Track your expenses in the first few months, especially around rent and utilities.
- Start Building Credit: Apply for a secured or low-limit credit card—having Canadian credit history will help with renting, phone plans, and future loans.
- Explore Banking Tools: Most banks offer mobile apps, budgeting tools, and newcomers’ workshops. Don’t hesitate to ask what’s available.
If you’re transferring funds from another country, speak with your banker about safe, cost-effective ways to bring your money over without delays or hefty fees.
Getting your financial ducks in a row early makes everything about your move easier—from signing your first lease to shopping at Guildford Town Centre.
Education in Surrey: Options for Young Families
If you’re moving to Surrey with kids, you’ll find a full menu of educational choices for elementary and high school students.
The Surrey School District is the largest in British Columbia, serving a diverse and growing population. This means lots of neighborhood schools spread throughout the city. The public system covers more than a hundred elementary schools and dozens of secondary schools, plus alternative learning centres and a robust online/distance learning program—handy for families wanting flexibility.
Apart from public schools, parents can explore independent options. These schools often highlight specific religious, cultural, or teaching approaches and can be a fit for families looking for a particular educational philosophy.
Prefer to homeschool? That’s also on the table. Families can register for homeschooling under provincial guidelines and follow the curriculum laid out by the BC Ministry of Education. Online resources and support networks make this route more accessible than ever.
In short, whether you’re after a local public school, a specialized independent program, or home-based learning, Surrey’s education system gives families room to choose what fits best.
Surrey’s Economic Landscape and Leading Industries
One of the many things setting Surrey apart is its dynamic, fast-growing economy. While its roots go deep into agriculture—about a third of the land is still cultivated—the city has transformed into a major economic hub, thanks in large part to its Pacific Rim proximity. Surrey’s location opens doors for international trade, especially with Asia and the United States, making it a hotbed for new ventures and entrepreneurial activity.
Surrey’s population boom has also sparked a surge in real estate development. In the past few years, billions have been poured into new buildings, with housing starts climbing rapidly. The skyline in areas like City Centre is constantly evolving, and opportunities abound for investors and homeowners alike.
Healthcare is Surrey’s fastest-growing sector, driven by demand for more services as the population ages. But it’s hardly the only game in town. Other top industries energizing Surrey’s economy include:
- Advanced manufacturing: High-tech production and innovation are alive and well here.
- Supply chain and logistics: Surrey is a major transportation hub for goods moving across Metro Vancouver and beyond.
- Clean energy: Companies in green technology and renewable energy are staking their claim.
- Agriculture: From berry farms to nurseries, local food production remains vital.
- Healthcare and education: Hospitals, clinics, schools, and educational institutions continue to expand, creating jobs and attracting families.
In short: Surrey isn’t just a bedroom community for Vancouver. It’s a city with its own pace and possibilities, no matter your career stage or background.
Religious Diversity in Surrey
Surrey’s population is as varied in beliefs as it is in backgrounds. Christianity remains the most common religion here, with nearly 40% of residents identifying as Christian—spanning Protestant, Catholic, Orthodox, and other faith traditions within Christianity.
Sikhism is the next largest religious community, representing around a quarter of Surrey’s population. The Sikh community is especially vibrant, coming together each April for Vaisakhi, when Surrey’s streets fill with colour and celebration during the annual parade and festival. Several significant Sikh temples—like the prominent Guru Nanak Sikh Gurdwara—further anchor this community.
Surrey’s diversity also includes sizeable Muslim, Hindu, and Buddhist populations, reflected in local festivals, places of worship, and community events. Religion here isn’t just about places of worship; it shapes the city’s calendar, cuisine, and sense of welcome.
Getting Around: Understanding Surrey’s Public Transit Fare System
Surrey’s public transit makes commuting around the city and to Vancouver pretty straightforward, thanks to the SkyTrain Expo Line and an extensive bus network—with over 1,300 bus stops scattered throughout the city. The fare system operates on a three-zone structure: your ticket price depends on how many zones you travel through.
A handy perk: after 6:30 pm on weekdays (and all day on weekends and holidays), you pay a flat fare, no matter how many zones you cross. If you’re boarding a bus, have coins handy—drivers don’t give change or accept bills. Once you pay, you’ll get a paper transfer or you can load funds onto a Compass Card for unlimited rides within a 90-minute window. If you’re a frequent rider, the Compass Card monthly pass can help save even more.
Who Are the Major Employers in Surrey?
Surrey’s local economy leans heavily on its health care, education, and tech sectors. The Surrey School District and the City of Surrey itself employ thousands of residents, anchoring the public sector. On the corporate side, major offices for technology giants like SAP, Microsoft, and Apple contribute to the city’s professional landscape. Add in a homegrown success story like Lululemon, and you’ll find a healthy mix of opportunities spanning from teaching and administration to software development and retail head offices.
Strong Business and Trade Opportunities
Surrey isn’t just a bedroom community for Vancouver—it’s a major player in international trade and business thanks to its prime location on the Pacific Rim. With close proximity to both the U.S. border and major ports, Surrey makes it easy for entrepreneurs and established businesses to connect with markets across Asia and North America.
Add in the diverse and multilingual population, and Surrey offers a unique advantage for companies involved in global commerce, import-export, logistics, and tech. It’s common to see businesses here tapping into the city’s cultural networks to forge connections overseas. Whether you’re launching a new venture or expanding your footprint, Surrey’s business climate rewards those with an international outlook.
Best Neighbourhoods By Lifestyle
If your priority is family-friendly living and great schools:
- Explore: Fleetwood, Cloverdale, Fraser Heights, South Surrey (Morgan Heights, Rosemary Heights)
- Why: Strong schools, parks, and well-equipped community centres
If you want an urban feel with easy transit access:
- Explore: Surrey City Centre (Whalley), Guildford
- Why: High-rises, proximity to SFU and future UBC campus, SkyTrain access, and lots of shopping
If you’re looking for nature and quieter living:
- Explore: South Surrey (Crescent Beach, Ocean Park), Fraser Heights
- Why: Coastal feel or suburban quiet with larger lots and access to nature
If you're seeking value or up-and-coming areas:
- Explore: Clayton, parts of Newton near future SkyTrain, City Centre outskirts
- Why: Gentrification, new development, and strong potential for appreciation
How To Decide If Surrey Is Right For You
- Identify your must-haves: school catchments, commute time, budget, yard size, walkability.
- Visit the area at different times of day. Drive the school run and the grocery run.
- Test the commute in real traffic, not just on paper.
- Confirm school boundaries. Surrey School District catchments shift.
- Work with a local expert who knows block-by-block nuances.
FAQs
Is Surrey BC good for families?
Yes, many neighbourhoods are excellent for families. Fleetwood, Cloverdale and parts of South Surrey are popular for parks, programs and schools.
Is Surrey BC safe?
Most of Surrey is safe. Crime is concentrated in a few pockets. Research streets and visit in person.
What is the average house price in Surrey BC?
Detached homes average in the mid to high $1M range. Townhomes are generally in the high $800Ks. Condos often sit in the low to mid $500Ks. These shift monthly.
How long does it take to get to Vancouver from Surrey?
About 35 to 75 minutes by car depending on location and traffic. SkyTrain from Surrey Central to downtown Vancouver is about 40 minutes.
Which Surrey neighbourhoods have the best schools?
Fleetwood Park Secondary, Fraser Heights Secondary and Earl Marriott Secondary in South Surrey are commonly requested. Always verify catchments.
Understanding School Options in Surrey
Surrey School District is the largest in British Columbia, with over 100 elementary schools and 28 secondary schools, plus several learning centres and a robust online program. This means families have a wide range of options—public schools, independent (private) schools with specific religious or educational approaches, and even homeschooling (which must be registered with the Ministry of Education and follow the provincial curriculum).
Whether you’re looking for a top public catchment, a unique independent program, or alternative learning formats, Surrey’s education landscape is diverse. Take time to research and visit schools—each neighbourhood may offer something a little different for your family’s needs.
If you’re considering moving to Surrey and want to explore which neighbourhoods would suit you best, I’d be happy to help!
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