Living in Sullivan Heights, Surrey BC: Everything You Need to Know

The 2026 Surrey Neighbourhood Guide

What Sullivan Actually Is

Sullivan sits in central-south Surrey between 144 St & 152 St, bounded north by 64 Ave, south by 56 Ave, west by East Newton across 144 St, & east by Panorama Ridge & Cloverdale. The neighbourhood is named for Sullivan Hill, the ridge that runs east-west through the area & gives some Sullivan streets view-facing homes toward Mud Bay & Tsawwassen. Build-out happened primarily in the 1980s & 1990s, with active townhouse infill in the 2000s, 2010s, & 2020s.

The housing footprint is mixed but detached-dominant. Detached on 6,500 to 8,000 sqft lots from the 1980s & 1990s makes up the inner residential streets. Newer townhouse complexes from 2000s, 2010s, & 2020s cluster along 144 St & 152 St, & along 60 Ave near the Sullivan Heights commercial cluster. Condo product is limited inside Sullivan, with a small low-rise & mid-rise cluster near the 152 St & 60 Ave node. That pocket feels more urban than the rest of Sullivan, with the newer condos, the shops, and the best transit connections in the neighbourhood all sitting around it.

Who Sullivan Is Best For

Sullivan rewards buyers who want established central-Surrey detached without the East Newton density or South Surrey premium. Something I see over and over here: people buy in Sullivan treating it as a stepping stone, and when they are ready to move up, they just buy a larger house in the same neighbourhood. The 4 buyer types who land here:

• •Move-Up Detached Families: first-time detached buyers stepping out of inner-Surrey or Whalley townhouses into 4-bed homes on 6,500+ sqft lots.
• •Sullivan Heights Catchment Families: Sullivan Heights Secondary is a strong-performing public secondary, & the catchment drives buyer demand.
• •Townhouse Move-Up Buyers: newer 3-bed townhouses with double garage along 144 St & 152 St offer real upgrade product at $800,000 to $1 Million.
• •Highway 10 + Highway 91 Commuters: Sullivan sits between 2 highways, supporting Vancouver-bound commute via Alex Fraser Bridge & Langley/Cloverdale-bound commute via Highway 10.

Real Estate & Housing in Sullivan

The Sullivan market splits along housing age. Original 1980s & 1990s detached on 6,500 to 8,000 sqft lots typically runs $1.4 Million to $1.55 Million. Updated or newer-build detached on similar lots pushes $1.55 Million to $1.7 Million+. View-facing detached on the Sullivan Hill bluff streets can trade higher.

Townhouses sit in the $800,000 to $1 Million band for newer 2010s & 2020s 3-bed product near 144 St & 152 St. Older 2000s townhouses trade in the $700,000 to $850,000 range. Condo product is limited but exists near the 152 St & 60 Ave commercial cluster, with newer mid-rise & low-rise in the $450,000 to $620,000 band.

What's actively moving in 2026: detached under $1.55 Million with school-catchment proximity, well-priced 3-bed townhouses with double garage, & well-renovated 4-bed detached on view streets. What sits: tired interiors at full retail, & oversized executive houses on small lots. Longer term, the city has more housing, expanded commercial space, and upgraded recreation facilities planned for this part of Surrey, so the thin new-build supply today is not necessarily permanent.

Schools & Families

Sullivan Heights Secondary on 144 St is the high-school anchor for most of Sullivan, with strong sport & academic programs. Lord Tweedsmuir Secondary in Cloverdale serves the eastern edge. Elementary catchments include Goldstone Park, Sullivan Elementary, Cougar Creek, & Bonaccord. Khalsa School on 134 St is a 5-minute drive west for families wanting independent Punjabi-language & Sikh-heritage education.

On childcare: daycares, preschools, and after-school programs are widely available across Sullivan, but apply earlier rather than later. There are a good number of them and they are all busy, so getting in takes a while. That is not a Sullivan problem, it is the same in every neighbourhood and every city in the Lower Mainland. For families, Goldstone Park & Sullivan Park cover everyday playground, sport, & community-event space. Cougar Creek Park on the eastern edge offers trail networks & forest access. The Surrey Sport & Leisure Complex in Fleetwood is a 10-minute drive north, & Bear Creek Park is a 10-minute drive northwest.

Commute & Getting Around

Sullivan sits at a strong 2-highway commute crossroads. Highway 10 on the southern edge gives east-west access toward Cloverdale, Langley, & Highway 1. Highway 91 via 64 Ave or 72 Ave is the primary north-bound spine to Highway 99, the Alex Fraser Bridge, Burnaby, & Vancouver. Real-world drive times: 25 to 35 minutes into downtown Vancouver via Highway 91 + Alex Fraser Bridge off-peak, 10 to 15 minutes to Surrey City Centre via King George, 8 to 12 minutes to Cloverdale or Newton, & 12 to 18 minutes to Langley Centre.

For transit, the R1 RapidBus on King George is a 5 to 8-minute drive west. Scott Road SkyTrain & King George SkyTrain are 12 to 18-minute drives. The R6 RapidBus on Highway 10 connects east-west toward Cloverdale & Langley. Sullivan is overwhelmingly car-first, with most households running 2 vehicles. That said, the bus network is better than car-first makes it sound. Numerous routes run through Sullivan into Surrey's wider transit network, including connections through to SkyTrain for getting into Vancouver. There are cycling paths and dedicated bike lanes through the neighbourhood as well if you would rather not drive everywhere. Parking varies street to street, with ample street parking on some blocks and tighter options on others, but you will almost always find a spot somewhere, and you are not going to pay for it.

Lifestyle, Shopping, & Amenities

Sullivan Square at 152 St & 60 Ave is the everyday commercial anchor: Save-On, Shoppers, restaurants, banks, & professional services. The cluster is small & community-oriented, & it functions as the daily-life hub for much of Sullivan. Walkability is not uniform across Sullivan though. Some pockets are genuinely pedestrian friendly and you can cover your daily errands on foot, while others put you right back in the car, so it depends which part of the neighbourhood you land in. Newton Town Centre at 72 Ave & King George is 5 to 8 minutes west for full Walmart & big-box. For dining, Sullivan Square covers casual restaurants, & 72 Ave & 64 Ave 5 minutes west offers a strong concentration of South Asian dining. Across Sullivan and the streets right around it you will also find casual cafes, a few trendier spots, and some genuinely upscale restaurants, running from South Asian and East Asian through to European and traditional North American menus.

Outdoors & Recreation

The neighbourhood's feel is suburban-quiet during the week, family-active on weekends, with school sport schedules & community events at Goldstone Park driving most weekend rotation. Go talk to the people who actually live here and most of them will describe Sullivan as safe, friendly, and welcoming. For weekend & cultural anchors, Cloverdale Town Centre at 176 St & 56 Ave is an 8 to 10-minute drive east for the historic walkable downtown, the Cloverdale Athletic Park, & seasonal events like the Cloverdale Rodeo. You do not have to leave the neighbourhood for all of it though. The Bell Performing Arts Centre sits right inside Sullivan and runs concerts, performances, and cultural events through the year. Mud Bay Park & the Boundary Bay dyke on the southern edge give regional waterfront-trail access.

What Works & What Doesn't

Frequently Asked Questions

Is Sullivan Right for You?

3 honest questions to run before you commit:

• •Do I want established detached at reasonable price: Sullivan is 1 of the few central-Surrey neighbourhoods where 4-bed detached on a real lot still trades under $1.55 Million with a strong school catchment.
• •Am I OK with car-first living: no SkyTrain, no near-term station planned. If transit-oriented living matters, look at Surrey City Centre or Fleetwood instead.
• •Will I use the Highway 10 + Highway 91 commute: Sullivan's biggest commute advantage is the 2-highway flexibility. If your daily commute uses 1 of them, you get real value vs Newton or Cloverdale.

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.

Book a Call Website YouTube Instagram Google Reviews