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

by Alex Dunbar

The 2026 Surrey Neighbourhood Guide

Sullivan Surrey residential streetscape — Sullivan, the established central-south Surrey pocket between Newton, Cloverdale, & Panorama Ridge.

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.

Sullivan on the map. Open the interactive map.

The Bottom Line

Sullivan is the established central-south Surrey neighbourhood between Panorama Ridge & Cloverdale: 144 St to 152 St between roughly 56 Ave & 64 Ave. Mature 1980s & 1990s detached on 6,500 to 8,000 sqft lots dominate, with newer townhouse infill along 144 St & 152 St, & a small condo cluster near the Sullivan Heights commercial node. Sullivan Heights Secondary catchment, quick Highway 10 access, & detached entry under $1.6 Million. Detached benchmarks $1.4 Million to $1.7 Million, townhouses $800,000 to $1 Million. If you want established central-Surrey detached at reasonable pricing, Sullivan is the play.

Vibe

Established Suburb

Primary Commute

Highway 10

Established

1980s to 1990s

Detached Prices

$1.3 Mil to $1.7 Mil

Townhouse Prices

$725K to $925K

Condo Prices

$500K to $675K

Who Sullivan Is Best For

Sullivan rewards buyers who want established central-Surrey detached without the East Newton density or South Surrey premium. 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.

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.

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.

Sullivan schools — Sullivan Heights Secondary School 1, Sullivan.

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.

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. 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.

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. 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. Mud Bay Park & the Boundary Bay dyke on the southern edge give regional waterfront-trail access.

Sullivan outdoors — Mud Bay Park, a daily-life green space.

What Works & What Doesn't

What Works

Sullivan Heights Secondary catchment, strong-performing public secondary.
Detached entry pricing under $1.55 Million for 4-bed homes on real lots.
Highway 10 + Highway 91 access supporting flexible commute patterns.
Mix of detached, townhouse, & limited condo inventory across price tiers.
Goldstone Park, Sullivan Park, & Cougar Creek Park within the neighbourhood.
Sullivan Square commercial cluster supports daily life without driving far.

Trade-Offs

No SkyTrain inside Sullivan, drive-or-bus pattern.
Sullivan Square is small, big-box runs go to Newton or Cloverdale.
Some 1980s & 1990s detached needs updates & mechanical work.
Highway 10 traffic backs up at rush hour, particularly toward Cloverdale.
Limited new-build detached supply, mostly resale.
Property-crime rates lower than Newton but higher than South Surrey.

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Frequently Asked Questions

Is Sullivan a good neighbourhood for families?

Yes, & it's 1 of the strongest mid-market central-Surrey family pockets. Sullivan Heights Secondary catchment, Goldstone Park & Sullivan Park, multiple elementary options, & quiet residential streets all support family life. Detached pricing is reachable for first-time detached buyers, with entry under $1.55 Million for 4-bed homes on real lots.

How much does a detached home cost in Sullivan in 2026?

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 pushes $1.55 Million to $1.7 Million+. View-facing detached on Sullivan Hill streets can trade higher. Townhouses run $800,000 to $1 Million for newer 3-bed product. Always pull current actives & solds for the specific street & catchment.

What schools serve Sullivan?

Sullivan Heights Secondary on 144 St is the primary high-school anchor. 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 independent Punjabi-language education.

Is Sullivan near a SkyTrain?

No, there is no SkyTrain in or planned for Sullivan. The closest stations are King George & Scott Road via 12 to 18-minute drives. The R1 RapidBus on King George Blvd & R6 RapidBus on Highway 10 provide the closest frequent transit spines.

How is the commute from Sullivan to downtown Vancouver?

Off-peak car commute via Highway 91 + Alex Fraser Bridge runs 25 to 35 minutes, 1 of the better central-Surrey commutes. Rush-hour westbound on Highway 91 & at the Alex Fraser stretches that. Transit-oriented commuting requires a multi-leg pattern via R1 RapidBus + SkyTrain.

How does Sullivan compare to Panorama Ridge?

Panorama Ridge sits east of Sullivan & is hillier, with bluff view homes & estate-lot pricing $1.7 Million to $3 Million+. Sullivan is more uniform residential build-out at lower price-per-sqft, with similar school catchment (Sullivan Heights Secondary). Sullivan is a stronger first-time detached play, Panorama Ridge is a stronger view & estate play.

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.

Next Step

Thinking about buying in Sullivan?

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