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 Dunbar identifies as the worst places to live in Surrey, based on crime data and personal observations.

Main Subdivisions and Neighbourhoods in Surrey, BC

Before diving into the specific challenges of Surrey's more problematic areas, it’s helpful to know how the city itself is organized. Surrey is a patchwork of diverse and distinct neighborhoods, each with its own unique character, history, and reputation.

Here’s an overview of the major subdivisions you’ll encounter as you research potential places to call home:

• Bear Creek Green Timbers: Known for its parks and natural green spaces, this area appeals to families and nature lovers.
• Bolivar Heights: An older residential neighborhood, offering a mix of single-family homes and established communities.
• Bridgeview: Located along the Fraser River, some areas here face industrial development and flooding risks.
• Cedar Hills: Characterized by hilly terrain and a blend of mid-century houses and newer builds.
• City Centre: The urban heart of Surrey, featuring shopping, entertainment, and high-rise condos.
• Clayton & Cloverdale: Family-friendly suburbs with a strong sense of community and plenty of amenities.
• Crescent Beach – Ocean Park: Coastal vibe, quaint shops, and scenic waterfronts define this sought-after area.
• East Newton & West Newton: Densely populated, offering diverse cultures, schools, and bustling commercial zones.
• Elgin Chantrell & Morgan Creek: Upmarket enclaves with luxurious homes, golf courses, and quiet streets.
• Fleetwood: Known for schools, parks, and balanced residential development.
• Fraser Heights & Grandview Heights: Primarily residential, featuring newer homes and well-kept streets.
• Guildford: A commercial hub that’s also home to several residential pockets.
• Hazelmere & Serpentine: Rural, with farmland and equestrian properties.
• King George Corridor: A thoroughfare with a mix of condos, townhomes, and retail.
• North Surrey: Broadly references areas north of the city, including various smaller subdivisions.
• Pacific Douglas & Port Kells: Semi-rural; Port Kells in particular is known for its light industrial activity.
• Panorama Ridge: Noted for large lots, mature landscapes, and exclusive residences.
• Queen Mary Park: Features a mix of housing types and convenient access to amenities.
• Royal Heights: Elevated views and a blend of older character homes.
• South Surrey & Sunnyside Park: Relaxed, suburban lifestyles with easy access to beaches and nature.
• Sullivan: Another popular family neighborhood, with newer developments and good schools.
• Whalley: Rapidly redeveloping, but also known for some of Surrey’s most pressing social challenges.
• White Rock: Technically its own city, but often considered part of the South Surrey scene due to its proximity and similar coastal feel.

Surrey’s wide variety of neighborhoods means that, whether you prefer urban conveniences or peaceful greenspace, there’s likely an area that matches your lifestyle—though, as we’ll see, some come with more baggage than others.

Schools and School Districts in Surrey

If you're moving with a family or simply want to know about local education options, you'll find Surrey serves up an array of choices. The Surrey School District—the largest in British Columbia—boasts dozens of elementary and secondary schools scattered through the city, along with reputable French immersion and alternative programs.

For those considering private education, notable options include White Rock Christian Academy and Pacific Academy. Parents rave about specialized programs, from International Baccalaureate at Semiahmoo Secondary to unique arts curricula in select schools.

Curious about how schools stack up? Tools like the Fraser Institute’s School Rankings allow you to compare academic performance, helping narrow your search. Additionally, several community resources and parent groups exist to give residents up-to-date insights on everything from catchment boundaries to after-school activities.

Exploring Surrey: Things to See and Do

Surrey isn’t just a collection of neighbourhoods—it’s a city with a surprising range of activities to suit every interest. Whether you're just visiting or thinking of putting down roots, there’s no shortage of ways to spend your weekends and evenings.

Here are a few ways to experience Surrey’s best:

• Parks and Outdoor Spaces: Wander through the lush trails of Bear Creek Park or spot local wildlife at Green Timbers Urban Forest. Cloverdale’s Millennium Amphitheatre hosts community events and outdoor concerts during the summer.

• Arts and Culture: Explore the Surrey Art Gallery for contemporary exhibitions or catch a live performance at the Bell Performing Arts Centre. History buffs can step back in time at the Historic Stewart Farm.

• Food and Markets: From casual Indian street food along Scott Road to new family-run cafés in Fleetwood, Surrey’s culinary scene is both diverse and dynamic. Don’t miss the Surrey Urban Farmers Market for fresh local produce.

• Family Fun: Take the whole crew to the Surrey Nature Centre or splash around at the Newton Recreation Centre’s wave pool.

• Sports and Fitness: Enjoy a round of golf at Northview Golf & Country Club, or hit the trails at Tynehead Regional Park for cycling and jogging.

Whether you’re into art, nature, food, or just a quiet afternoon at a coffee shop, there’s plenty in Surrey to keep you busy (and maybe even convince you to stay a little longer)

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.

If you’re considering moving to Guildford, you’ll appreciate its proximity to major amenities, family-friendly parks, and quick access to transit. Local highlights include the sprawling Guildford Town Centre mall, an array of global eateries, and several community resources such as schools and recreation centres. The neighborhood also offers a variety of housing options, from high-rise condos to older detached homes, making it a draw for both young professionals and families.

For those weighing the pros and cons, Guildford presents a trade-off: convenience and lively amenities balanced against a higher-than-average crime rate and some ongoing safety concerns. It’s vital to research nearby schools, commute times, and specific blocks before settling in, as experiences can vary greatly even within the same postal code.

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.

Discovering Surrey’s Top Neighbourhoods

If you’re seeking the most desirable spots to put down roots, a few neighbourhoods in Surrey consistently rise to the top of the list for their safety, amenities, and overall quality of life.

• South Surrey: Known for its peaceful, family-friendly communities and scenic parks, South Surrey offers a suburban feel with easy access to beaches and trails, especially around White Rock.
• Fleetwood: This rapidly growing area stands out for its quiet streets, well-rated schools, and convenient shopping centers—ideal for families prioritizing both comfort and convenience.
• Cloverdale: Cloverdale pairs a small-town vibe with charming heritage character, a bustling farmers market, and a warm sense of community. It’s particularly popular with young families and professionals alike.
• Newton: While more affordable, Newton appeals to those who value diversity and proximity to shops, transit, and cultural events, though it’s wise to research specific pockets for the best fit.
• Fraser Heights: Praised for its spacious properties and top-tier schools, Fraser Heights is perfect for those looking for an established, upscale environment with strong community spirit.

As always, every neighbourhood has its own unique character, so spend some time exploring, talk to locals, and align your choice with your needs—whether that’s tranquility, bustling activity, or access to excellent schools.

Practical Resources for Your Surrey Move

To help make your relocation to Surrey a smooth transition, a variety of resources are available to guide you through each step of the process:

• Relocation Guides: Comprehensive guides from sources like the City of Surrey website and online expat forums provide insights into everything from paperwork to local customs.
• Cost of Living Calculators: Tools such as Numbeo and Expatistan offer detailed breakdowns of living expenses, helping you budget realistically before your move.
• Local Economic Insights: The Surrey Board of Trade posts updates on the local job market and economic trends, keeping you informed about employment opportunities.
• Neighbourhood Comparisons: Websites like AreaVibes and Canada’s official statistics portal feature community ratings and amenities overviews to help you shortlist areas that fit your needs.
• Commuting and Transportation: TransLink provides maps and schedules for public transit options, while DriveBC shares up-to-date traffic and driving conditions.
• School and Education Information: The Surrey School District and Fraser Institute rankings help parents compare schools, programs, and catchment areas.
• Things to Do and Explore: Destination BC and the City of Surrey event calendars highlight local attractions, upcoming festivals, and recreational programs.

Leverage these resources as you plan your move to ensure you're empowered with reliable information—making your next step a confident one.

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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