Bolivar Heights

The 2026 Surrey Neighbourhood Guide

What Bolivar Heights Actually Is

Bolivar Heights sits in North Surrey between Whalley & Cedar Hills, just north of Surrey City Centre. The boundaries run roughly from 132 Street east to 140 Street, & from 96 Avenue north to 108 Avenue. The neighbourhood is wrapped by King George Boulevard along the east, Old Yale Road along the south, & a band of light commercial along the west. It's a quiet, working-family pocket, with established detached streets that have stayed remarkably consistent for 4 decades.

For Surrey buyers, Bolivar Heights is the entry-to-mid-priced detached middle of North Surrey. The housing stock is mostly 1960s through 1980s detached on 5,000 to 8,000 sqft lots, with newer infill builds peppered along the perimeter & a small but growing wave of new construction along 100 Avenue. Compared to Whalley directly south, Bolivar Heights gives you full-size detached lots without paying the City Centre premium, & compared to Royal Heights to the west, you get more interior pocket & less industrial fringe.

The neighbourhood plays a quiet but important role in central-north Surrey: it's the established-detached buffer between dense Whalley & Cedar Hills. King George SkyTrain Station sits just south of the boundary, putting most Bolivar Heights addresses inside a 5 to 10-minute drive of the Expo Line. Surrey Memorial Hospital & Central City Mall are both 5 to 8 minutes south, which makes the location unusually convenient for healthcare & retail despite the detached neighbourhood feel.

Who Bolivar Heights Is Best For

Bolivar Heights is not flashy, but it suits a clear set of buyer profiles unusually well:

• •Move-Up Detached Families: Couples ready for a real 5,000 to 8,000 sqft lot with a 1985-or-newer 4-bed home in the $1.2 Million to $1.5 Million range, instead of paying $1.6 Million+ for the same square footage in Fraser Heights or Cedar Hills.
• •SkyTrain Commuters Who Want a House: Professionals who need a fast Expo Line ride to Burnaby or downtown Vancouver but refuse to live in a tower, with King George Station inside a 5 to 8-minute drive.
• •Surrey Memorial Hospital Staff: Healthcare workers who want a 5 to 8-minute drive to Surrey Memorial & Jim Pattison Outpatient Centre, with no SkyTrain transfer required.
• •Suite-Income Buyers: Owner-occupiers who need a basement-suite mortgage helper to qualify. The 1980s & 1990s detached stock here was largely built with full-height basements that convert cleanly into 1-bed or 2-bed suites.

Real Estate & Housing in Bolivar Heights

Bolivar Heights is overwhelmingly detached. The interior streets are a mix of 1960s through 1990s 2-storey & 2-storey-with-basement homes on 5,000 to 8,000 sqft lots, with newer infill rebuilds along 100 Avenue & along the perimeter blocks. The benchmark band for typical detached sits in the $1.2 Million to $1.5 Million zone, with newer construction & well-renovated homes pushing $1.6 Million to $1.85 Million. Compared to detached in Fraser Heights or Cedar Hills, Bolivar Heights gives you a similar build year & finish level for $100,000 to $250,000 less.

Townhouses are present but small in number, with a handful of strata complexes scattered along the perimeter & along 132 Street. Inventory is shallow on any given week, so buyers who want townhouse product typically look at deeper selection in Whalley or Clayton instead.

Condo inventory inside the boundary is essentially nonexistent today, but there is at least one new condo project in the rendering & approval stage that may add apartment supply over the next few years. As of 2026, buyers who want condo product still need to look 5 to 8 minutes south into Whalley / City Centre, where dozens of mid-rise & high-rise buildings have completed in the past 5 years.

Schools & Families

School coverage in Bolivar Heights is straightforward. Bolivar Heights Elementary sits inside the boundary at 13520 109A Avenue & is the catchment school for the bulk of the neighbourhood. Princess Margaret Elementary & K. B. Woodward Elementary pick up parts of the south & west edges depending on exact street. For secondary, most addresses catchment into Princess Margaret Secondary, with a small portion at the east edge feeding into North Surrey Secondary. Catchments shift periodically as enrolment grows, so always confirm by exact address with the Surrey School District before writing.

Family infrastructure inside the boundary is solid. Bolivar Park at 132 Street & 105 Avenue gives you a full playground, sports field, & off-leash dog area. Hyland Park on 140 Street adds another playground & outdoor space. The new Whalley Community Centre at City Centre is 6 minutes south for full fitness, daycare, & multipurpose programming.

For private K-12, options are a 12 to 25-minute drive: Pacific Academy in Port Kells, Southridge in South Surrey, or Urban Academy in New Westminster. Daycare supply along the King George Boulevard corridor is solid, & after-school programming through the YMCA at SFU Surrey Central is 5 to 7 minutes south.

Commute & Getting Around

Bolivar Heights has unusually strong commute options for a quiet detached neighbourhood. King George SkyTrain Station sits just south of the boundary, putting most addresses inside a 5 to 8-minute drive of the Expo Line. From King George you get a one-seat ride to Surrey Central, Gateway, Scott Road, & on into New Westminster, Burnaby, & downtown Vancouver. The full commute to downtown Vancouver runs about 50 to 60 minutes door-to-door.

By car, King George Boulevard is the east spine, taking you north to Highway 1 in 5 to 8 minutes & south to Surrey Memorial Hospital, Central City Mall, & Whalley in 5 to 7 minutes. Old Yale Road wraps the south edge, giving you a back-door route into the City Centre & towards the Pattullo Bridge. The Pattullo Bridge itself is 7 to 10 minutes north for direct New Westminster access.

Real-world drive times from a typical Bolivar Heights address, with weekday morning traffic, look like this: Surrey Memorial Hospital 5 to 8 minutes, Surrey City Centre 5 to 7 minutes, downtown Vancouver 50 to 70 minutes (or take SkyTrain), Burnaby (Brentwood / Metrotown) 35 to 50 minutes, Langley 25 to 30 minutes, & YVR 40 to 55 minutes. Closer trips: King George SkyTrain Station is 5 to 8 minutes, Central City Mall is 6 minutes, & Guildford Town Centre is 10 minutes east.

Lifestyle, Shopping, & Amenities

Daily shopping happens just outside the neighbourhood. Most Bolivar Heights residents do their main grocery & big-box runs at Central City Mall & the King George Boulevard cluster 5 to 7 minutes south (Walmart, T&T Supermarket, Save-On-Foods, Best Buy, Home Depot, the full mall), or at Guildford Town Centre 10 minutes east (Save-On, Real Canadian Superstore, Costco). Inside the boundary, the small commercial nodes along King George at 104 Avenue handle coffee, lunch, dental, & quick-grocery runs.

Restaurant scene inside the boundary is functional rather than destination, with the typical mix of fast-casual along King George Boulevard & a few sit-down spots along 100 Avenue. For real dining, you head 5 to 8 minutes south to the Civic Plaza area in Whalley (Hawthorne, Civic Hotel, the food court at Central City) or 10 minutes east to Guildford. Surrey's growing arts scene at the Surrey Arts Centre & Bell Performing Arts Centre in Bear Creek Park is 10 minutes east.

For weekend lifestyle, the central-north Surrey location means you're 25 to 35 minutes from the White Rock pier, 35 to 45 minutes from Fort Langley, & a quick 7 to 10-minute drive over the Pattullo to the New Westminster Quay & Pier Park. Surrey City Centre's events at the Civic Plaza (concerts, food festivals, holiday markets) are 5 to 7 minutes south.

Outdoors & Recreation

Inside the boundary, Bolivar Park at 132 Street & 105 Avenue is the headline green space, with a full playground, sports field, off-leash dog area, & community garden. Hyland Park on 140 Street adds another playground & open space. For larger forest hikes, Green Timbers Urban Forest is 6 to 8 minutes south-east (152 hectares with 7+ kilometres of looped trails) & Bear Creek Park is 10 minutes east (67 hectares with the heated outdoor pool, the all-weather track, & the formal gardens). Surrey Bend Regional Park (a 348-hectare riparian forest along the Fraser) is 12 minutes east for serious hiking.

What Works & What Doesn't

Frequently Asked Questions

Is Bolivar Heights Right for You?

Use these 4 questions as a quick gut check before you book a tour weekend in Bolivar Heights:

• •Do You Want Lot Value Over Newer Construction: If yes, Bolivar Heights fits. If you want a 2015-or-newer build with no projects on a smaller lot, look at Clayton or Grandview Heights instead.
• •Do You Use the Expo Line SkyTrain: The commute story works best for buyers who can drive 5 to 8 minutes & ride into Burnaby or downtown Vancouver. If you commute east into Langley, Cloverdale or Fleetwood pencil better.
• •Do You Need Surrey Memorial Hospital Access: If you work at Surrey Memorial or have ongoing healthcare needs, very few neighbourhoods give you a 5 to 8-minute drive to the hospital plus a real lot.
• •Are You Comfortable With Older Housing Stock: Most homes here were built between 1965 & 1995. If you'll renovate over a 5 to 10-year horizon, the math works. If you want move-in-ready & nothing to touch, budget for $1.6 Million+ or look elsewhere.

About the Author

Alex Dunbar, REALTOR

Fraser Valley REALTOR at REAL Broker. Helping families relocate to Surrey, Langley, & Maple Ridge with a data-first, tech-forward approach.

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