The TRUTH About Living in Surrey BC (What You Need to Know)
Pros and Cons of Living in Surrey, BC: An Honest Review
Surrey, BC, is one of the fastest-growing cities in Canada. With its affordable housing (compared to Vancouver), diverse communities, and growing job market, it's no wonder so many people are moving here.
However, no city is perfect. Surrey has its fair share of drawbacks, from traffic congestion to crime in certain areas.
I’ve lived in Surrey for over 30 years, and in this guide, I’ll share an honest and unbiased review of what it’s really like to live here, covering both the pros and cons of Surrey, BC.
The Cons of Living in Surrey, BC
Let’s start with the downsides of living in Surrey, so you can make an informed decision before moving.
1. Crime Rates & Safety Concerns
There’s no sugarcoating it: crime is a real concern in parts of Surrey. However, it’s essential to put this into context:
✔ The majority of crimes are non-violent, such as petty theft and vehicle break-ins
✔ Most violent crime is gang-related and targeted, not random attacks
✔ Certain areas, like Whalley and parts of Newton, have higher crime rates than the rest of the city
👉 Personal Experience: Having lived in Surrey for over 30 years, I’ve never felt unsafe walking around my neighborhood, even at night. I’ve had minor crimes committed against me (like a car break-in), but nothing that significantly impacted my life.
2. Traffic Congestion & Public Transit Issues
Surrey is a huge city with limited public transit options, which means traffic can be brutal.
🚗 Rush hour is a nightmare, especially on major roads like King George Blvd, 152nd Street, and Highway 10
🚉 The SkyTrain only serves North Surrey, leaving many areas without rapid transit
🛣 Some streets are only single-lane roads when they should be expanded to two or three lanes. Several of these are currently being widened, so expect some short-term construction pain, but it should pay off in the long run
The good news? The Surrey-Langley SkyTrain extension is under construction: 16 km and 8 new stations from King George Station through Fleetwood to Langley City Centre, expected to open in late 2029. There is no Cloverdale station; Clayton is the closest stop.
3. Overcrowded Healthcare & Public Services
With more than 700,000 people and still growing (BC Stats estimated 733,760, as published by the City of Surrey), the city’s public services are struggling to keep up.
🏥 Hospital Wait Times: Surrey Memorial Hospital is often overcrowded, leading to long wait times in the ER
🚔 New Police Force: The transition from RCMP to Surrey Police caused higher taxes. Personally, I don't mind paying more if I'm getting more for it, but some years it feels like taxes keep climbing while services keep shrinking. Worth noting Surrey's property taxes are still about average compared to the rest of the Lower Mainland.
🏫 School Overcrowding: Many public schools are full, with limited availability for new students
4. Lack of Nightlife & Entertainment
If you’re looking for a thriving nightlife scene, you won’t find it in Surrey.
❌ No major nightclubs
❌ Limited late-night entertainment options
❌ Bars and pubs are available, but most people go to Vancouver for nightlife
If nightlife is a priority for you, downtown Vancouver is about 40 minutes away on the Expo Line from King George Station. Check TransLink’s last-train times before you head out.
5. High Cost of Living (But Still Cheaper Than Vancouver)
Living in Surrey is expensive, but not as expensive as Vancouver.
💰 City of Surrey Benchmark Prices (August 2026):
✔ Condos: $450,800
✔ Townhomes: $764,900
✔ Detached Homes: $1,407,800
Source: Fraser Valley Real Estate Board MLS® Home Price Index, August 2026.
🏠 Rent: rents move quickly, so check current listings for the pocket you’re considering rather than relying on a city-wide average.
The Pros of Living in Surrey, BC
Now that we’ve covered the cons, let’s talk about the many reasons why people love living in Surrey.
1. More Affordable Housing Than Vancouver
Yes, housing in Surrey is expensive compared to the rest of Canada, but it’s still well below Vancouver. In August 2026, Surrey townhomes and condos were about 35% below the average of Vancouver East and Vancouver West, and Surrey detached homes ran from about 13% below Vancouver East to about 52% below Vancouver West (FVREB and Greater Vancouver REALTORS® Benchmarks).
✔ Larger homes with yards
✔ More townhomes than Vancouver, making family-friendly housing more accessible
✔ More free parking (unlike Vancouver, where street parking is scarce and expensive)
Surrey’s detached Benchmark of $1,407,800 (August 2026) is still well below the west side of Metro Vancouver.
2. Diverse & Welcoming Communities
Surrey is one of the most multicultural cities in Canada, with large South Asian, Chinese, and Filipino communities.
✔ Punjabi Market & Cultural Festivals
✔ Multicultural restaurants & grocery stores
✔ Diverse schools & neighborhoods
Growing up in Surrey, I was exposed to many different cultures, and I think that’s a huge advantage, especially for families raising kids. One honest caveat: a couple of Surrey neighbourhoods aren't necessarily very diverse, so if this matters to you, talk to a REALTOR who knows the area well enough to guide you to the right pocket.
3. Central Location & Easy Access to Other Cities
Surrey is strategically located in Metro Vancouver, making it easy to get anywhere.
✔ 45 minutes to Downtown Vancouver
✔ 30 minutes to the US border
✔ 1 hour to Chilliwack
✔ Easy access to major highways & bridges
The SkyTrain expansion will also make commuting easier in the future.
4. Beautiful Parks & Green Spaces
Did you know Surrey calls itself "The City of Parks"?
🌳 800+ parks and more than 650 km of trails and paths
🏞 Popular parks: Green Timbers, Bear Creek, Tynehead, Redwood Park
🏖 Beaches nearby: Crescent Beach & White Rock Beach
If you love outdoor activities, Surrey is perfect for you!
5. Thriving Job Market & Educational Opportunities
Surrey is no longer just a bedroom community; it’s becoming a business hub.
🏢 Major industries in Surrey:
✔ Healthcare
✔ Real estate
✔ Education
✔ Tech startups
🎓 Education:
✔ Largest school district in BC
✔ Top private schools: Pacific Academy, Southridge
✔ Post-secondary options: SFU Surrey (including the new SFU medical school, first students August 2026), KPU, and a planned UBC Surrey campus
That means families have plenty of options when it comes to finding the right fit for their children’s education, whether you’re after a cozy neighbourhood school or a bustling high school with lots of extracurriculars. One piece of advice: don't get too caught up chasing the "best" school or the Fraser Institute rankings. It's more about avoiding the weaker ones, and in reality the better schools tend to line up with the better neighbourhoods anyway, so focus there first. If you work in healthcare, tech, or education, Surrey has plenty of opportunities.
6. Mild Climate (Compared to the Rest of Canada)
Yes, Surrey gets a lot of rain, but the winters are mild.
✔ Rarely snows (if it does, it melts in a day or two)
✔ Winter days usually stay above freezing
✔ Warm, mostly dry summers
Whether the weather here is a pro or a con really depends on where you're coming from. If you're used to Alberta or Ontario winters, Surrey will feel mild. But if you're coming from somewhere like Florida or Arizona, expect it to feel noticeably cooler and wetter. If you hate cold winters, Surrey is still a great choice compared to most of Canada!
Final Thoughts: Is Surrey Right for You?
Surrey isn’t perfect: crime, traffic, and high costs can be concerns.
However, affordable housing (compared to Vancouver), a diverse community, and growing job opportunities make it a great place to live.
Alex Dunbar Personal Real Estate Corporation
REAL Broker BC Ltd. | Living in the Lower Mainland
Buying, selling or investing in Surrey and the surrounding cities? Whether you're new to the area or a longtime local, I'll help you make the right move. Book a 30-minute no-pressure call with me and we'll go over your goals, timeline and budget.
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