Thinking of Moving to Surrey, BC? Read This First!

Surrey is one of the fastest-growing cities in British Columbia—but if you're planning to move here, you need more than just a map. Without the right guidance, you could end up in a neighborhood that doesn’t suit your lifestyle, miss out on key opportunities, or make costly mistakes.

Hi, I’m Roshan Victor, a local Realtor helping families navigate the real estate market in Surrey and the Fraser Valley. In this post, I’ll walk you through what the media won’t tell you about Surrey, the truth about its reputation, and a breakdown of six key neighborhoods—plus insights on connectivity, lifestyle fit, and where to begin your search.

Surrey’s Reputation: Crime vs. Perception

Let’s address the elephant in the room—Surrey's association with crime. Yes, the city has its challenges, but much of the fear comes from perception, not reality. The Crime Severity Index in Surrey sits at 105. Compare that to Kelowna’s 141 and Red Deer’s 176, and you’ll see that Surrey isn’t as unsafe as it's often portrayed.

Media hype and international news sometimes paint a distorted picture. For example, my own mother-in-law from India was hesitant to visit because of what she’d heard—but after spending time here, she quickly changed her mind. Yes, like any major city, there are areas to avoid. But there are also incredible communities full of culture, safety, and charm.

The Neighborhood Breakdown: Which Area Is Right for You?

Surrey is a diverse, expansive city with six main neighborhoods, each offering something unique. Here’s what you need to know:

1. Whalley / Surrey City Centre

• Best for: Commuters, first-time buyers, renters, new immigrants

• Pros: Home to four SkyTrain stations, high-rise developments, excellent transit

• Cons: Some parts near Gateway may have visible homelessness

• Insider tip: Expect significant redevelopment—over 20 towers are in the works!

2. Newton

• Best for: South Asian families, food lovers, cultural immersion

• Pros: Vibrant cultural scene, incredible South Asian and Fijian restaurants, strong community

• Cons: Ethnic pockets might feel polarized to newcomers

• Insider tip: Great for those who miss a slice of India!

3. Guildford

• Best for: Shoppers, car commuters, families

• Pros: Home to Guildford Town Centre (a major mall), upcoming 36-storey high-rise

• Cons: Slightly longer commute unless you drive

• Insider tip: A future growth hotspot with strong development plans

4. Fleetwood

• Best for: Families, homeowners, balanced lifestyles

• Pros: Detached homes, good schools, parks, upcoming SkyTrain station

• Cons: Rental options are mostly basement suites or townhomes

• Insider tip: With Dawson + Sawyer and other developers, condo inventory is growing

5. Cloverdale & Clayton

• Best for: Small-town vibe lovers, long-term residents, investors

• Pros: Strong sense of community, Cloverdale Rodeo, new hospital under construction

• Cons: Limited condos; more townhomes and detached homes

• Insider tip: Clayton is newer and growing fast—great for younger buyers

6. South Surrey

• Best for: Affluent buyers, retirees, lifestyle-focused individuals

• Pros: Million-dollar homes, ocean views, upscale areas like Ocean Park, Morgan Creek

• Cons: Higher price point, limited rental inventory

• Insider tip: Check out Crescent Beach for that seaside living dream

What About Transportation?

Surrey is a commuter city with improving public transit. Wally and Surrey Central offer the best connectivity through SkyTrain and buses. If you're car-dependent, areas like Fleetwood, Cloverdale, and Newton offer great options—but don’t expect quick commutes without a vehicle in North Surrey.

The SkyTrain expansion to Langley is a game-changer, bringing eight new stations across Surrey by 2029, increasing accessibility and property value in nearby areas.

So, Where Should You Start?

It depends on you—your budget, lifestyle, family size, commuting needs, and cultural preferences. The biggest mistake you can make? Choosing based on a headline or a friend’s opinion without digging into what truly suits your personality.

That’s where I come in. I’ve helped dozens of families match their needs to the right neighborhood, with the right deal—saving them time, money, and regret.

📅 Want to chat about your move to Surrey?
Click here to book a free consultation and let’s find the perfect fit—before you pack that first box.

Until next time,
🏡 Roshan Victor
Your Realtor & Surrey Neighbor