The 5 Worst Neighbourhoods to Live in Surrey, BC: What You Need to Know

When considering a move to Surrey, BC, potential residents often wonder about the safety, community atmosphere, and overall quality of life in the various neighborhoods. While Surrey has much to offer, not all areas are created equal. In this comprehensive guide, we delve into the five neighborhoods that real estate expert Alex Dumber identifies as the worst places to live in Surrey, based on crime data and personal observations.

1. Guildford Town Center: An Area of Contrasting Attractions

Location and Overview
Situated at the northernmost eastern point of Surrey, Guilford Town Center encompasses the area between 100th and 108th Avenues and 148th and 154th Streets. This region offers both convenience and challenges.

• Crime Rate: Guilford Town Center has a crime rate 46% higher than Surrey’s average, making it the second most dangerous neighborhood in the city.
• Issues: High instances of crime and homelessness are prevalent in areas that feature substantial commercial spaces and public transportation hubs.
• Public Transport: Guilford Exchange serves as a major connector in the community, providing decent accessibility.

Pros
Despite its drawbacks, Guilford boasts excellent shopping and dining experiences. It’s a magnet for renters, with average rents around $2,100 for a one-bedroom apartment, creating opportunities for landlords and real estate investors.

2. Bridgeview: A Neighborhood in Transition

Location and Historical Context
Bridgeview is located in the northwestern corner of Surrey, bordered by the Fraser River and King George Boulevard.

• Historical Reputation: This area was notorious in the 1960s and 70s, but perceptions have shifted over the years.
• Property Characteristics: The neighborhood consists mainly of single-family detached homes, many of which are aging and primed for redevelopment.

Crime and Safety

• Current Crime Rate: Though it is 5% above Surrey's average, it stands out as the safest neighborhood on this list.
• Major Concern: One significant downside is its location within a floodplain, raising concerns for future property safety.

3. Cloverdale Town Center: A Mixed Bag

Location
Cloverdale Town Center lies at the heart of the Cloverdale Community, bordered by key streets including 160th Avenue and 48th Avenue.

• Crime Rate: The town center has a crime rate 39% higher than the Surrey average.
• Factors Contributing to Crime: It is close to a bottle depot and a casino, both of which are known to attract more homelessness and unusual activities.

Housing and Community Issues

• Old Deteriorated Structures: You’ll find many aging condominium and townhome buildings awaiting redevelopment, which adds to the area’s appeal issues.

Pros
On the plus side, Cloverdale Town Center has some vibrant restaurants and shops, although long-term living there might not be advisable.

4. Surrey City Center (Whalley): The Changing Faces of a Community

Location and Urban Transformation
Located in northwestern Surrey and north of 104th Avenue, Wally, or Surrey City Center, has undergone significant changes over the years.

• Historical Context: Once the most problematic area, it has embraced substantial gentrification since the early 2010s.
• Crime Rate: It holds a crime rate that is 41% higher than the city average.

Redevelopment Efforts

• New Developments: There is ongoing urban redevelopment, with new buildings and public transport initiatives that mark investment in the area.
• Public Transport: Convenient access to the SkyTrain and proximity to Central City Mall are noteworthy assets.

Challenges
Despite improvements, issues related to crime and homelessness persist, contributing to a complicated reputation.

5. Newton Town Center: The Current Worst Area in Surrey

Geographic Overview
Newton Town Center is bordered by Whalley, Cloverdale, Surrey, and North Delta, serving a diverse population that has been shaped by an influx of immigrants.

• Crime Rate: The area has the highest crime rate in Surrey, at an alarming 56% above the average.
• Current State: The reputation of Newton has become increasingly tarnished, particularly as many former residents of Wally relocated here.

Community Issues

• Litter and Illegal Dumping: This area is marked by high rates of littering, contributing to its image as the dirtiest part of Surrey.

Pros and Cons
While Newton has neighborhoods that are prestigious and desirable, the town center's challenges weigh heavily against it.

Conclusion: Assessing Your Options in Surrey

Moving to Surrey is an exciting prospect given its diversity and rapid growth. However, it is essential to understand the character and challenges of each neighborhood before making a decision. The five areas we've highlighted demonstrate a range of problems that potential residents should consider, particularly those related to crime rates and community conditions.

Whether you prioritize safety, convenience, or investment potential, it's crucial to conduct thorough research. Engage with local experts, visit neighborhoods in person, and weigh all your options carefully. Mastering the intricacies of these areas will ensure that you find the right place to call home in Surrey.

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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