Pros and Cons of Living in Surrey, BC: An Honest Review

Surrey, BC, is one of the fastest-growing cities in Canada. With its affordable housing (compared to Vancouver), diverse communities, and growing job market, it's no wonder so many people are moving here.

However, no city is perfect—Surrey has its fair share of drawbacks, from traffic congestion to rising crime rates in certain areas.

I’ve lived in Surrey for over 30 years, and in this guide, I’ll share an honest and unbiased review of what it’s really like to live here, covering both the pros and cons of Surrey, BC.

The Cons of Living in Surrey, BC

Let’s start with the downsides of living in Surrey, so you can make an informed decision before moving.

1. Crime Rates & Safety Concerns

There’s no sugarcoating it—Surrey’s crime rate is higher than the national average. However, it’s essential to put this into context:

✔ The majority of crimes are non-violent, such as petty theft and vehicle break-ins
✔ Most violent crime is gang-related and targeted, not random attacks
✔ Certain areas, like Whalley and parts of Newton, have higher crime rates than the rest of the city

👉 Personal Experience: Having lived in Surrey for over 30 years, I’ve never felt unsafe walking around my neighborhood, even at night. I’ve had minor crimes committed against me (like a car break-in), but nothing that significantly impacted my life.

2. Traffic Congestion & Public Transit Issues

Surrey is a huge city with limited public transit options—which means traffic can be brutal.

🚗 Rush hour is a nightmare, especially on major roads like King George Blvd, 152nd Street, and Highway 10
🚉 The SkyTrain only serves North Surrey, leaving many areas without rapid transit
🛣 Some streets are only single-lane roads when they should be expanded to two or three lanes

Despite these challenges, Surrey residents do benefit from a pretty well-connected network of buses and SkyTrain stations—if you’re in the right part of the city. Buses run frequently and connect to major hubs, making it possible to get around without a car, especially if you’re headed toward North Surrey or planning to hop the SkyTrain into downtown Vancouver.

On the plus side, public transit here is relatively cost-effective, with discounts for students, seniors, and regular commuters. That said, if you’re not living near a SkyTrain line or a main bus route, expect your daily commute to involve a bit more patience (and maybe a good playlist).

The good news? Surrey is working on a SkyTrain extension to Fleetwood and Langley (expected completion by 2028), which will make commuting easier.

Is Surrey a Bike- and Pedestrian-Friendly City?

If you're hoping to ditch your car every now and then, Surrey is making steady progress toward being a bike- and pedestrian-friendly city—but it’s not quite Amsterdam yet.

Here’s what you can expect:

🚲 Bike Lanes & Trails: Surrey has invested in a growing network of bike lanes and multi-use pathways. Cyclists will find dedicated trails connecting major neighborhoods, and new routes seem to pop up each year. For weekend rides, try the scenic paths at Bear Creek Park or the Green Timbers Urban Forest.

🚦 Safety Features: Crosswalks, sidewalks, and even pedestrian bridges are becoming more common in busy areas. These improvements make it easier and safer to get around on foot, whether you’re heading to the grocery store or just out for a stroll.

🔌 Bike Share & Amenities: The city’s recent electric bike share pilot makes it easier for people to give cycling a try—no need to invest in a fancy Trek or Specialized (unless you want to, of course). And with plenty of bike racks available at shopping plazas and transit stations, you won’t have to worry about locking up your ride.

Bottom line: While Surrey hasn’t quite reached the walkability levels of a city like Vancouver or Burnaby, it’s actively working to catch up. If you value active transportation, you’ll appreciate the city’s ongoing improvements.

3. Overcrowded Healthcare & Public Services

With over 1,000 people moving to Surrey every month, the city’s public services are struggling to keep up.

🏥 Hospital Wait Times: Surrey Memorial Hospital is often overcrowded, leading to long wait times in the ER
🚔 New Police Force: The transition from RCMP to Surrey Police caused higher taxes
🏫 School Overcrowding: Many public schools are full, with limited availability for new students

4. Lack of Nightlife & Entertainment

If you’re looking for a thriving nightlife scene, you won’t find it in Surrey.

❌ No major nightclubs
❌ Limited late-night entertainment options
❌ Bars and pubs are available, but most people go to Vancouver for nightlife

If nightlife is a priority for you, Vancouver is just a 40-minute drive or SkyTrain ride away—but the last train runs at 1:30 AM, so plan accordingly. 

That said, Surrey does offer a surprisingly diverse restaurant scene, with everything from authentic Indian spots to cozy Italian bistros and lively brunch cafés. You’ll find a good mix of local eateries and familiar chains, and there are a handful of bars and pubs where you can grab a drink or catch some live music. While you won’t find the all-night, pulsing club scene of Vancouver or Toronto, Surrey’s venues host occasional live events and music nights that add a bit of spark to the evenings.

But if you’re the type who craves bustling late-night streets, high-energy clubs, or a packed entertainment calendar every weekend, Surrey’s quieter vibe will probably leave you wanting more. For the real party scene, Vancouver is where you’ll want to be when the sun goes down.

5. High Cost of Living (But Still Cheaper Than Vancouver)

Living in Surrey is expensive—but not as expensive as Vancouver.

💰 Average Home Prices (2024):
✔ Condos: $450,000 - $550,000
✔ Townhomes: $800,000 - $950,000
✔ Detached Homes: $1.3M - $1.6M

🏠 Rent Prices (2024):
✔ 1-Bedroom Apartment: $2,200/month
✔ 2-Bedroom Apartment: $2,400/month
✔ 3-Bedroom House: $3,300/month

Gas prices are also among the highest in Canada, ranging from $1.70 to $2 per liter.

Everyday Expenses: Groceries & Utilities

While Surrey’s real estate often grabs the spotlight, everyday necessities like groceries and utilities are also worth a closer look. On the whole, you’ll find that daily expenses here are on par with—or just a notch below—those in neighboring cities like Burnaby or Richmond.

• Groceries: Expect to pay similar prices at big-name stores like Save-On-Foods or Superstore, but you may catch better deals at local markets and independent grocers sprinkled throughout Surrey’s diverse neighbourhoods.
• Utilities: Typical monthly costs for electricity, heating, cooling, water, and garbage hover around the provincial average. For a standard 85 m² apartment, utilities usually total $120–$160 per month, only marginally cheaper than in the city proper.

So, while you’re not likely to see dramatic savings on your grocery bill, Surrey does help you stretch your dollar a little further—just enough to make your morning latte feel guilt-free.

The Pros of Living in Surrey, BC

Now that we’ve covered the cons, let’s talk about the many reasons why people love living in Surrey.

1. More Affordable Housing Than Vancouver

Yes, housing in Surrey is expensive compared to the rest of Canada, but it’s still 30-35% cheaper than Vancouver.

✔ Larger homes with yards
✔ More townhomes than Vancouver, making family-friendly housing more accessible
✔ More free parking (unlike Vancouver, where street parking is scarce and expensive)

Surrey is one of the few cities in Metro Vancouver where you can still buy a detached home without being a millionaire.

Top Surrey Neighbourhoods to Consider

Now, if you’re wondering where to put down roots in Surrey, several neighbourhoods stand out—and each brings its own personality to the table:

• South Surrey: If you’re a fan of long walks along Crescent Beach or like your parks and green spaces with a side of ocean breeze, South Surrey is tough to beat. Think a range of housing—modern condos to roomy family homes—all close to some of the Lower Mainland’s prettiest nature.

• Cloverdale: This one’s for people who like to know their neighbours and appreciate a little local history along with their groceries. Cloverdale brings that small-town, community-focused vibe, with heritage homes, new builds, and a full menu of shops and activities.

• Guildford (and Fraser Heights): Need space to stretch your legs or want easy access to big-box shopping? Guildford’s massive mall, nearby recreation, and nature trails set it apart. Housing runs the gamut from affordable townhouses to substantial single-family homes.

• Fleetwood, Newton, and Whalley: Don’t sleep on these neighbourhoods! Each one has its own mix of parks, schools, and community centres, with a housing variety that works for singles, couples, and families.

No matter your lifestyle, you’ll find a Surrey neighbourhood that matches it—whether you crave beach days, friendly faces, or a spot with room for a veggie garden.

Surrey’s Most Affordable and Most Expensive Neighbourhoods

Looking for the most wallet-friendly neighbourhoods in Surrey? Areas like Whalley and Guildford often lead the pack when it comes to affordable condos and townhomes, with prices frequently dipping into the $400,000s—or even lower.

On the other end of the spectrum, luxury pockets like Panorama Ridge and Elgin Chantrell are where Surrey’s most exclusive homes are found, with estates occasionally reaching the $10 million mark. So, whether you’re a first-time buyer or shopping for your dream property, Surrey spans the spectrum from attainable condos to top-tier mansions.

2. Diverse & Welcoming Communities

Surrey is one of the most multicultural cities in Canada, with large South Asian, Chinese, and Filipino communities.

✔ Punjabi Market & Cultural Festivals
✔ Multicultural restaurants & grocery stores
✔ Diverse schools & neighborhoods

Growing up in Surrey, I was exposed to many different cultures, and I think that’s a huge advantage—especially for families raising kids.

But it’s not just about the food, festivals, and friendly neighborhoods. Surrey is also alive with a vibrant arts and culture scene that truly brings the city together. The city is a hub for cultural events, with the annual Fusion Festival standing out as a celebration of multicultural arts—imagine sampling foods from dozens of countries while catching live music and dance from around the world.

Creative spaces and public art
You’ll find public art installations scattered throughout Surrey, adding a splash of color and creativity to parks and city streets. Local venues like the Bell Performing Arts Centre regularly host a variety of performances, from theatre to dance, making it easy to enjoy world-class talent right at home. Music lovers can catch local and international acts at festivals like FVDED in the Park, while weekend farmers markets and community events keep the calendar full all year.

Whether you’re enjoying a performance, exploring a new cuisine, or simply taking in a mural on your walk, Surrey’s diversity and creative spirit make it easy to feel inspired—and right at home.

A Closer Look at Surrey’s Most Popular Neighbourhoods

One thing locals can’t help but talk about? Just how much each community in Surrey has its own personality and perks.

South Surrey is where you’ll find sandy beaches, leafy parks, and a laid-back vibe perfect for weekend adventurers or anyone who loves a good ocean breeze. Housing here comes in all shapes and sizes—from sleek new condos to roomy homes for the whole family (plus the cousins).

In Cloverdale, you’re stepping back in time—in the best way. This area mixes charming heritage houses with fresh modern developments, all wrapped up in a community spirit that practically high-fives you on the street. Farmers markets, festivals, and a “know-your-neighbour” energy make it super welcoming.

Guildford (including the ever-popular Fraser Heights) is a hotspot for shopping enthusiasts—think big-name malls—plus it’s laced with walking trails for those post-retail strolls. You’ll see a wide array of housing options here too, from affordable townhomes to detached family gems.

No matter which Surrey neighbourhood catches your eye, you’ll notice loads of parks, family-friendly hangouts, and community centres buzzing with activity. There’s truly something for everyone, whether you’re raising kids or just want an easygoing, lively place to call home.

Vibrant Annual Festivals

Surrey comes alive throughout the year with celebrations that reflect its diversity. Two of the city’s biggest highlights are the Surrey Fusion Festival, an explosion of music, food, and cultural showcases, and the Cloverdale Rodeo, where you’ll find rodeo action, parades, and classic fair fun. These events—and many more local festivals—give everyone a chance to connect, celebrate, and really experience how Surrey’s communities come together.

3. Central Location & Easy Access to Other Cities

Surrey is strategically located in Metro Vancouver, making it easy to get anywhere.

✔ 45 minutes to Downtown Vancouver
✔ 30 minutes to the US border
✔ 1 hour to Chilliwack
✔ Easy access to major highways & bridges

The SkyTrain expansion will also make commuting easier in the future.

4. Beautiful Parks & Green Spaces

Did you know Surrey was once called "The City of Parks"?

🌳 800+ parks and 650 km of trails
🏞 Popular parks: Green Timbers, Bear Creek, Tynehead, Redwood Park
🏖 Beaches nearby: Crescent Beach & White Rock Beach

If you love outdoor activities, Surrey is perfect for you!

Whether you're into hiking, biking, bird watching, or just soaking up some fresh air, Surrey’s green spaces have you covered. For a scenic stroll or a day of exploring, check out Surrey Bend Regional Park—trek through lush forests and wander alongside peaceful riverbanks.

Bird watchers will want to bring their binoculars to Blackie Spit Park, a local favorite known for its diverse bird population and tranquil wetland views. Over in the Crescent Beach neighbourhood, you can stroll along the shoreline, enjoy a picnic with friends, or let the kids run wild in the sand—these parks aren’t just beautiful, they’re fun for the whole family.

And if golf is more your style, you’ll be happy to know Surrey is dotted with fantastic courses for every skill level, all set within stunning natural landscapes. Whether you’re seeking adventure, relaxation, or just a breath of fresh air, Surrey’s parks and trails make it easy to live an active, nature-filled lifestyle.

Accessible Biking & Walking Paths

Love to get around on two feet—or two wheels? Surrey has you covered. The city features an impressive grid of bike lanes and multi-use paths, making it a breeze (and safe!) to explore on bike or by foot. Whether you’re commuting, running errands, or simply out enjoying the fresh air, there are plenty of dedicated routes to choose from.

You’ll spot handy touches throughout Surrey, like well-marked crosswalks, wide sidewalks, and pedestrian bridges that keep getting better year after year. Cyclists, take note: there’s a city-run electric bike share pilot, plus a generous sprinkling of bike racks, so parking your ride is one less thing to worry about. Staying active—and eco-friendly—has never been easier in Surrey!

5. Thriving Job Market & Educational Opportunities

Surrey is no longer just a bedroom community—it’s becoming a business hub.

🏢 Major industries in Surrey:
✔ Healthcare
✔ Real estate
✔ Education
✔ Tech startups

But that’s just scratching the surface. Surrey’s robust job market spans a variety of booming sectors, with major employers like Fraser Health Authority and Kwantlen Polytechnic University leading the way in healthcare and education. The city’s rapidly expanding Health and Technology District is drawing innovative professionals, while the Surrey School District and local post-secondary institutions offer plenty of options for teachers, administrators, and staff.

Government roles with the City of Surrey keep the local engine running, and if you’re into finance, organizations like Coast Capital Savings offer career paths in banking, investment, and planning. Trades, agriculture, advanced manufacturing, and energy are also fueling Surrey’s steady economic growth, with new businesses popping up all the time.

In short, whether you’re a seasoned professional or just starting out, Surrey is packed with opportunities—and it’s only getting better.

🎓 Education:
✔ Largest school district in BC
✔ Top private schools: Pacific Academy, Southridge
✔ Post-secondary options: SFU Surrey & UBC Surrey (coming soon!)

Diverse Educational Programs in Surrey

Surrey’s school system is all about choice. Whether your child wants to learn in French, pursue a challenging International Baccalaureate (IB) pathway, or stick to a traditional curriculum, there’s something here for everyone.

✔ French Immersion programs for bilingual learning
✔ International Baccalaureate (IB) for an enriched, globally recognized curriculum
✔ Specialty academies (arts, sports, STEM, and more)
✔ Support for English Language Learners and a variety of alternative education tracks

With the largest school district in BC, Surrey’s public and private schools cater to nearly every learning style and ambition—making it easier for families to find the right fit for their kids. If you work in healthcare, tech, or education, Surrey has plenty of opportunities.

How Many Schools Are in Surrey?

Surrey is home to over 100 elementary schools and 21 secondary schools, serving more than 80,000 students. That means families have plenty of options when it comes to finding the right fit for their children’s education—whether you’re after a cozy neighbourhood school or a bustling high school with lots of extracurriculars.If you work in healthcare, tech, or education, Surrey has plenty of opportunities.

6. Mild Climate (Compared to the Rest of Canada)

Yes, Surrey gets a lot of rain, but the winters are mild.

✔ Rarely snows (if it does, it melts in a day or two)
✔ Winter temperatures stay above freezing
✔ Summer highs around 25-30°C

If you hate cold winters, Surrey is a great choice!

Final Thoughts: Is Surrey Right for You?

Surrey isn’t perfect—crime, traffic, and high costs can be concerns.

However, affordable housing (compared to Vancouver), a diverse community, and growing job opportunities make it a great place to live.

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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