QUEENS Forest Hills Surrey Townhomes: Pre-Sale Review 2026

By Alex Dunbar, REALTOR · REAL Broker BC Ltd. · Updated April 2026

QUEENS Forest Hills is a 127-unit townhome project by Dawson + Sawyer at 7858 137 Street in Surrey's Bear Creek neighbourhood. 3-storey townhomes, 3 or 4 bedrooms, 1,208 to 1,555sqft, pricing $774,990 to $919,900. Garage parking included, private outdoor space, BC Energy Step Code 3 construction. Estimated completion 2027. Dawson + Sawyer has 55+ years and 2,500+ homes delivered in Surrey, the most relevant local track record in this review. This walks the pricing, the trade-offs, and who it fits.

Short answer: QUEENS Forest Hills is one of the few new-construction townhome options in Surrey under $1M that actually gives families 3 to 4 real bedrooms, a private garage, and a yard. The trade-off is location: Bear Creek is 5 to 6km from the nearest SkyTrain, so you are buying space and schools, not transit. Solid local developer with a 55-year track record, but the deposit structure is still unconfirmed and the Walk Score is a deliberate suburban mid-50s.

The one decision this review helps you make: Are you buying for square footage and family layout, or buying for daily transit and walkability? QUEENS wins decisively on the first. If your weekday life depends on SkyTrain, this is not your project, full stop.

QUEENS Forest Hills at a Glance

Project	QUEENS Forest Hills
Developer	Dawson + Sawyer (55+ years, 2,500+ homes in Surrey)
Location	7858 137 Street, Bear Creek / Newton, Surrey
Total Units	127
Unit Types	3-bed (1,208 to 1,350sqft) and 4-bed (1,350 to 1,555sqft) townhomes
Price Range	$774,990 to $919,900 (+ GST)
$/sqft	$590 to $710
Parking	Garage included (every unit)
Completion	Estimated 2027
Best For	Families who want 3 to 4 bed new construction with yard, garage, and Energy Step 3 efficiency
Key Drawback	Total price $775K+ is higher than condo alternatives. Not walkable to SkyTrain (5-6km). Deposit structure unconfirmed.

What the table says: the 4-bed at 1,555sqft and $919,900 is the value pick at $591/sqft. The 3-bed entry at 1,208sqft and $774,990 hits $641/sqft, the high end of the range. If a fourth bedroom or larger floorplate works for your family, the math favours sizing up here. The deposit structure is the big unknown still on this project, expect 10 to 20% based on Surrey townhome norms but call the sales centre to confirm before you plan cashflow.

Location: Bear Creek / Newton

What's good: established suburban neighbourhood (not a construction zone), 61,000+ sqft Bear Creek Park adjacent (trails, sports fields, community centre), multiple elementary schools in catchment, King George Blvd retail corridor ~5 min by car, Newton Town Centre nearby.

What's not: Surrey Central SkyTrain is 5-6km away, bus connection required. Walk Score mid-50s. Car-dependent daily life. Getting to Vancouver is 50-60 min.

The honest take: this is a family suburb that trades transit for space, schools, and parks. Car-dependent by design. If that matches your life, it works.

Schools in catchment: Frost Road Elementary, Bear Creek Elementary, and Princess Margaret Secondary cover the area. Bear Creek Park anchors the western edge with a 61,000sqft community park, a sports complex, indoor pool, and curling rink. The Surrey Sports & Leisure Complex is roughly 5 minutes by car. King George Boulevard runs north-south and gives you grocery, pharmacy, banking, and quick-service food within a 5 to 7 minute drive. Newton Town Centre sits about 8 minutes south for bigger errands.

Daily commute reality: 50 to 60 minutes to downtown Vancouver via car or a car-bus combo. Surrey Central SkyTrain is 5 to 6km away, the bus connection adds 15 to 20 minutes of friction either side. Highway 91 access via 80 Ave gets you to the Alex Fraser Bridge and Burnaby in 35 to 45 minutes. Compared to Cloverdale or Fleetwood, Bear Creek is closer to King George Boulevard amenities but farther from the Highway 1 corridor.

Pricing & the Math

Plan	Size (sqft)	Price (pre-GST)	$/sqft	All-in (with GST)
3-bed (entry)	1,208	$774,990	$641	~$813,740
3-bed (high)	1,350	$859,900	$637	~$902,895
4-bed (entry)	1,350	$859,900	$637	~$902,895
4-bed (high)	1,555	$919,900	$591	~$965,895

The takeaway: $591 to $641/sqft before GST, $650 to $690/sqft all-in. Competitive against Surrey / Langley townhome resale ($500 to $680/sqft). The 4-bed high at $591/sqft delivers more space per dollar than the 3-bed entry. All units exceed the $450K GST rebate threshold, budget the full 5%.

Deposit and timeline: Dawson + Sawyer typically structures pre-sale deposits in two or three tranches: 5% on signing plus 5% in 90 to 180 days, sometimes a third 5% closer to completion. Final percentage and trigger dates are not yet public for QUEENS, confirm at the sales centre before you commit cashflow. Estimated completion 2027 means deposits sit for roughly 18 to 24 months.

Property Transfer Tax: 1% on the first $200,000, 2% on $200,000 to $2M, 3% above $2M. On the 4-bed entry at $859,900 that is $15,198. The first-time buyer PTT exemption tops out at $500K for full and $835K for partial, so most QUEENS buyers will not qualify. Budget the full PTT in your closing costs.

Monthly carrying cost (3-bed entry, illustrative): $620,000 mortgage at 5.0% over 25 years is roughly $3,610 monthly. Strata fee for new townhomes typically lands at $0.30 to $0.40 per sqft monthly, so plan $360 to $480 on the entry 3-bed. Property tax in Surrey on a $774,990 assessed home runs about $300 monthly. Total monthly: roughly $4,300 plus utilities. Confirm strata budget once the disclosure statement is published.

Who Should Buy

Good fit:

• Families needing 3 to 4 bedrooms with private outdoor space and garage parking.
• Buyers trading off transit for space: 1,200 to 1,555sqft at $591 to $641/sqft is rare in Metro Vancouver new construction.
• Energy-conscious buyers: BC Energy Step Code 3 genuinely reduces utility costs vs older construction.
• School-focused families: Bear Creek Park + multiple elementaries within catchment.
• Buyers comfortable with Dawson + Sawyer's local track record: 2,500+ Surrey homes, 55+ years.

Not a good fit:

• Transit-dependent buyers: 5 to 6km from Surrey Central SkyTrain.
• Singles or couples who only need 2 beds: No smaller units here.
• Investors seeking high rental yield: $775K+ townhome rents compress cap rates versus condos.
• Buyers with tight timelines: Estimated 2027 completion.

The honest call: If three or more bullets in the "Good fit" list match your life, QUEENS deserves a serious look. If two or more bullets in the "Not a good fit" list describe you, walk past this one. The sharpest version of this project is the 4-bed for a family with two-car parking needs, school-age kids, and a parent who works locally. The weakest version is a single buyer commuting to downtown Vancouver, this is not built for that life.

QUEENS vs Alternatives

Feature	QUEENS Forest Hills	Heath West (Langley)	Griffon (Langley)	Resale (Bear Creek)
Bedrooms	3 to 4	2 to 4	4 only	Varies
Starting price	$774,990 + GST	$799,900 + GST	$939,900 (incl GST)	$650K to $900K
$/sqft (pre-GST)	$591 to $641	$645 to $670	$554 to $613 (incl GST)	$500 to $680
Parking	Garage included	Double car	Garage	Varies
Completion	Est. 2027	May 2026	Move-in ready	Now

Heath West and Griffon are the closest Langley alternatives. QUEENS offers more bedrooms at lower $/sqft but you trade Langley's school catchments for Surrey's.

How to read this: the comparison flips depending on the bedroom count and what you value most. QUEENS wins on $/sqft for the 4-bed and on Surrey schools. Heath West wins on Langley schools and earlier completion. Griffon wins if you need to move now and do not want to wait two years. Bear Creek resale wins if your floorplan and layout preferences are rigid and you do not need everything new.

The decision rubric: need a fourth bedroom + Surrey school + new build + lower $/sqft = QUEENS. Need to be in by mid-2026 = Heath West or Griffon. Want maximum negotiation room and a known floorplan = Bear Creek resale.

Frequently Asked Questions

How much does a townhome at QUEENS cost?

$774,990 to $919,900 before GST. Add 5% GST on top. All-in range: $813,740 to $965,895.

When is completion?

Estimated 2027. Confirm with the sales centre.

What is the deposit structure?

Not publicly confirmed. Expect 10 to 20% total based on Surrey townhome norms. Contact the sales centre.

Is parking included?

Yes, garage parking included in every unit.

What is BC Energy Step Code 3?

A higher efficiency standard above the BC building code minimum. Better insulation, air sealing, and lower utility bills.

Is there SkyTrain access?

Surrey Central SkyTrain is 5 to 6km away, requires a car or bus connection.

Who is Dawson + Sawyer?

Surrey-based developer, 55+ years, 2,500+ homes delivered. One of the longest-running local builders in the region.

What is the school catchment?

Frost Road and Bear Creek elementary schools, Princess Margaret Secondary. Verify with Surrey School District before you commit, catchments shift as new schools open.

Are pets allowed and what are typical strata fees?

Bylaws are not published until the disclosure statement is filed. Surrey townhomes from this developer typically allow 1 to 2 pets with size restrictions. Strata fees on new townhomes usually start at $0.30 to $0.40 per sqft monthly. Get the actual disclosure statement before you finalize.

What happens if completion slips past 2027?

Standard pre-sale contracts include developer rights to extend completion within a set window, usually 12 to 18 months. Read the addendum closely. If you have a hard timeline (lease ending, school year), build in a 6-month buffer or consider Griffon (move-in ready) or Heath West (May 2026 completion) instead.

When does the depreciation report get published?

New construction strata corporations are exempt from the depreciation report requirement for the first 5 years. You will have a developer warranty (BC 2-5-10 home warranty) covering the first decade instead. Year 5 to 6 is when the strata council usually commissions the first depreciation report.

Pricing, availability, and timelines are based on publicly available information as of April 2026 and may not reflect current conditions. Always verify directly with the developer or your REALTOR before making a purchase decision.