Why People Are Leaving Surrey BC in 2025: What Homebuyers Need to Know 🏡

Surrey, BC has long been one of Canada’s fastest-growing cities, attracting thousands of new residents every year. But lately, a surprising trend has emerged—many people are leaving Surrey.

If you’re considering moving to or from Surrey, you might be wondering: Why are so many residents packing their bags?

The short answer: affordability challenges, traffic congestion, crime perceptions, rapid development, school crowding, lifestyle shifts, immigration changes, and retirement needs are all influencing people’s decisions.

In this blog, we’ll unpack these factors in detail so you can make an informed choice about whether Surrey is the right place for your family and your future.

1. Affordability Challenges 💰

Once considered a more affordable alternative to Vancouver, Burnaby, and Richmond, Surrey’s housing prices have climbed sharply.

• Detached homes that were once within reach for first-time buyers are now out of budget.

• Renters are also feeling squeezed as vacancy rates drop and rents climb.

• Families seeking more space are looking eastward toward Abbotsford, Langley, Maple Ridge, and Mission.

👉 Local insight: While Surrey is still 25–35% cheaper than Vancouver for comparable properties, affordability is relative. Many longtime residents now feel priced out, leading them to explore suburban and rural areas.

2. Traffic and Transportation Woes 🚗

With Surrey’s rapid growth, commuting has become a major headache. Congestion is especially bad along:

• Highway 1

• Highway 10

• 64th and 72nd Avenue

• Scott Road

• Fraser Highway

Even with the SkyTrain extension to Langley underway, delays and road closures from construction are adding to the frustration.

For those commuting daily to Vancouver or Burnaby, long travel times are a common reason to relocate to communities with shorter drives or better transit.

3. Crime Perceptions and Safety Concerns 🚔

While Surrey invests heavily in community safety, some neighborhoods struggle with:

• Property crime

• Auto theft

• Gang-related activity

Families, in particular, are sensitive to these concerns. Many choose nearby areas such as Langley, Maple Ridge, or White Rock, which are often perceived as safer and more community-focused.

👉 Reality check: Crime in Surrey is highly localized. Many neighborhoods are safe and family-friendly, but news coverage often magnifies negative stories.

4. Rapid Development and Urban Change 🏙️

Surrey is evolving quickly with new high-density housing, shopping centers, and business hubs. For some, this growth is exciting. For others, it feels like the city is losing its sense of community.

Neighborhoods such as Surrey Central and Whalley have transformed dramatically, with new towers and ongoing construction. Longtime residents often move further east or south (Cloverdale, Clayton, South Surrey) for a quieter pace of life.

5. Overcrowded Schools 🎒

Surrey’s school district is the largest in BC, and with rapid population growth comes overcrowding:

• Larger class sizes

• Fewer specialized programs

• Waitlists in some neighborhoods

Parents seeking smaller classes or alternative learning environments sometimes choose to move to districts with more manageable enrollment numbers.

6. Lifestyle Preferences 🌲

Surrey offers a mix of urban and suburban living, but not everyone wants the busy pace. Families and professionals often relocate for:

• Quieter neighborhoods

• Larger yards

• Closer proximity to nature

Communities in Langley, Abbotsford, Maple Ridge, or Chilliwack provide outdoor access to trails, rivers, and mountains that Surrey’s denser areas can’t always match.

👉 Example: A family moving from North Surrey to Mission may trade a townhouse for a detached home with a yard and still pay less overall.

7. Immigration Policy Changes 🌎

Surrey has historically been a top destination for new Canadians. But in 2025, immigration numbers are tightening:

• Permanent resident admissions cut by 21%

• International student permits capped at 437,000 (down from 650,000 in 2023)

This shift has reduced Surrey’s inflow of newcomers, particularly students and temporary workers. Some are even moving back to the US or their home countries in search of better opportunities.

8. Retirement and Downsizing 👵👴

Retirees who once enjoyed Surrey’s affordability and community atmosphere are increasingly seeking:

• Quieter communities (White Rock, Abbotsford, Vancouver Island)

• Smaller, lower-maintenance homes

• Closer proximity to healthcare and family

Many also take advantage of built-up equity, selling Surrey homes and using the proceeds to fund retirement elsewhere.

Should You Leave Surrey? Or Stay? 🤔

Surrey still has a lot to offer: a growing economy, cultural diversity, proximity to Vancouver, and vibrant neighborhoods. But depending on your priorities—whether affordability, commute time, safety, or lifestyle—the city may or may not be the right fit for you long-term.

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: Schedule a Consultation

📢 Subscribe to my YouTube Channel: Living in the Lower Mainland

🏡 Looking for Homes in Surrey: Surrey Homes for Sale

📕 Download our FREE Surrey Relocation Guide: Ultimate Surrey Relocation Guide