Office:  604-928-1361

Jared Gibbons – South Surrey Realtor

South Surrey Realtor | Homes for Sale, Condos & MLS Listings

Cedar Hills, Surrey: Neighbourhood Guide

Neighbourhood guide · City of Surrey · Whalley and City Centre

Living in Cedar Hills

Cedar Hills is an MLS® area in North Surrey, between about 96 and 106 Avenue, west of about 132 Street, where Whalley begins. It meets Royal Heights along Scott Road (120 Street). Cedar Hills Elementary on 98 Avenue is named for it, and Robson Park sits on 100 Avenue. The City lists the parks here under Whalley and City Centre.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 13, 2026. I have worked in Fraser Valley real estate for 11+ years. Facts come from the official sources noted on this page. Rules and boundaries change, so confirm anything important with the City of Surrey and Surrey Schools.

General information only. Not legal, planning or financial advice. Confirm zoning, plan designations and school catchments before you buy or sell.

Free property check

Looking at a home in Cedar Hills?

Send me the address and I’ll check its zoning, plan designation and anything that could affect value before you write an offer.

Call or text 604-928-1361 or email jaredgibbons@royallepage.ca.

Quick facts

Cedar Hills at a glance

Gathered from official sources. Details change, so use the links on each card to double-check.

School

K-7Cedar Hills Elementary

Address
12370 98 Avenue
Grades
Kindergarten to 7
School website
Park

City parkRobson Park

Address
12678 100 Avenue
Has
Two soccer fields, tennis and pickleball courts, and paths that loop around Robson Creek
City of Surrey page
School

8-12L.A. Matheson Secondary

Address
9484 122 Street
Grades
8 to 12
School website

Homes for sale

Homes for sale in Cedar Hills

Live MLS® listings, updated daily.

Cedar Hills is a quiet pocket of North Surrey between Scott Road and King George, south of 100 Avenue. It's mostly detached houses, many with suites, on streets that feel more settled than the City Centre blocks to the east. These are the homes for sale in Cedar Hills now.

I've been licensed since 2015 and have more than $500M in sales behind me. I grew up on a Langley farm and moved back there, so I know how much the drive, the yard and the school run matter when you pick a street. Read my Cedar Hills neighbourhood guide or compare all North Surrey homes for sale.

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  • 12917 104 Avenue, Surrey, BC V3T 1T6 – MLS R3179430

    12917 104 Avenue Cedar Hills Surrey V3T 1T6
    Main Photo: 12917 104 Avenue, Surrey, BC V3T 1T6 – MLS R3179430

    12917 104 Avenue Surrey V3T 1T6 Cedar Hills

    $920,000
    Residential
    Status:
    Active
    MLS® Num:
    R3179430
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,630 sq. ft.
    FIRE-DAMAGED PROPERTY - INVESTOR & BUILDER OPPORTUNITY. Low asking price! Aim for a quick sale! An opportunity for builders, investors, and buyers experienced in distressed properties. This property has experienced a fire, and the existing building has been secured with boarded-up doors and windows following municipal requirements . Potential Highlights : - Established Surrey location - Opportunity to evaluate the land and existing property for future use - Suitable for buyers experienced in redevelopment, major renovation, or distressed-property acquisitions - Available documentation can be provided as confirmed by the seller. Action Now ! More details
    Listed by Royal Pacific Realty Corp.
    LISTING DETAILS
    JARED GIBBONS

  • 10216 124 Street, Surrey, BC V3V 4T3 – MLS R3177933

    10216 124 Street Cedar Hills Surrey V3V 4T3
    Main Photo: 10216 124 Street, Surrey, BC V3V 4T3 – MLS R3177933

    10216 124 Street Surrey V3V 4T3 Cedar Hills

    $1,195,000
    Residential
    Status:
    Active
    MLS® Num:
    R3177933
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,484 sq. ft.
    Just Bring Your Furniture - Everything Else Is Done! This beautifully renovated rancher with full basement offers true turnkey living with updated floors, kitchen, baths, plumbing, roof, appliances, and fencing. No renovations, no surprises, and no extra expense. Enjoy a private yard, cozy rock fireplace, and front deck perfect for sunset evenings. Downstairs features 2 bedrooms suite with separate entry, a spacious family room, open kitchen, and nearly new laundry, providing excellent flexibility for family living or rental income. Future potential to build your dream home on this large lot, conveniently located on a quiet street close to Hwy 17, SkyTrain, shopping, and amenities. More details
    Listed by Real Broker B.C. Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 13002 Old Yale Road, Surrey, BC V3T 3C2 – MLS R3177841

    13002 Old Yale Road Cedar Hills Surrey V3T 3C2
    Main Photo: 13002 Old Yale Road, Surrey, BC V3T 3C2 – MLS R3177841

    13002 Old Yale Road Surrey V3T 3C2 Cedar Hills

    $1,099,800
    Residential
    Status:
    Active
    MLS® Num:
    R3177841
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    2,204 sq. ft.
    CORNER LOT | 8,493 SQ. FT. | R3 ZONING — BUILDERS & INVESTORS ALERT! Prime development opportunity near Surrey’s rapidly growing City Centre! This strategically located property offers exciting multi-unit residential development potential, including possible 4-PLEX/6-PLEX configurations. A standout feature is its unique positioning with frontage along Old Yale Road and 103 Avenue, PLUS rear LANE access, offering flexibility for future development concepts. Ideally located near Surrey Central SkyTrain, Holland Park, shopping, schools and major transit connections. A fantastic opportunity in a growing, transit-connected neighbourhood! Buyers to independently verify all development potential, permitted uses and requirements with the City of Surrey. More details
    Listed by Oakwyn Realty Encore
    LISTING DETAILS
    JARED GIBBONS

  • 9951 124a Street, Surrey, BC V3V 4W4 – MLS R3177955

    9951 124a Street Cedar Hills Surrey V3V 4W4
    Main Photo: 9951 124a Street, Surrey, BC V3V 4W4 – MLS R3177955

    9951 124a Street Surrey V3V 4W4 Cedar Hills

    $1,084,000
    Residential
    Status:
    Active
    MLS® Num:
    R3177955
    Bedrooms:
    6
    Bathrooms:
    3
    Floor Area:
    2,273 sq. ft.
    Well maintained renovated house located on a quiet street with upgrades. Quality renovations include paint, flooring, crown moldings & much more!Stainless steel appliances & tile flooring in kitchen.3 bedroom suite downstairs w/separate entrace. Big Backyrad to grow your vegetables.Plus Bonus Huge Sundeck to enjoy your Cup of tea or coffee outside in the Fresh air. Easy access to highway. Aprox 8-10 min to downtown Surrey. Schools, parks & amenities close by. More details
    Listed by Century 21 Coastal Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 12585 100 Avenue, Surrey, BC V3V 2X6 – MLS R3175966

    12585 100 Avenue Cedar Hills Surrey V3V 2X6
    Main Photo: 12585 100 Avenue, Surrey, BC V3V 2X6 – MLS R3175966

    12585 100 Avenue Surrey V3V 2X6 Cedar Hills

    $988,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175966
    Bedrooms:
    5
    Bathrooms:
    2
    Floor Area:
    1,800 sq. ft.
    DEVELOPERS, BUILDERS AND INVESTORS, TAKE NOTE. Generous CD zoned property across from Robson Park with potential for duplex, triplex or fourplex style housing, subject to City approval. Ideal for multigenerational living, resale or as a holding property. Massive detached garage approx 32' x 14' with a 13 ft high door, perfect for boats, oversized vehicles, storage or workshop use. The existing 5 bed, 2 bath home features hardwood floors and a roof approx 2 years old. Enjoy playgrounds, walking paths, soccer fields, tennis and pickleball at Robson Park, plus shopping, transit, Surrey Central and everyday amenities nearby. Buyer to verify development potential with City of Surrey. More details
    Listed by Stonehaus Realty Corp.
    LISTING DETAILS
    JARED GIBBONS

  • 101 9820 130 Street, Surrey, BC V3T 3L3 – MLS R3177099

    101 9820 130 Street Cedar Hills Surrey V3T 3L3
    Main Photo: 101 9820 130 Street, Surrey, BC V3T 3L3 – MLS R3177099

    101 9820 130 Street Surrey V3T 3L3 Cedar Hills

    $1,339,879
    Residential
    Status:
    Active
    MLS® Num:
    R3177099
    Bedrooms:
    6
    Bathrooms:
    5
    Floor Area:
    3,119 sq. ft.
    OPEN HOUSE SATURDAY-31 OCTOBER-115 PM TO 315 PMNO STRATA FEE! GST NEGOTIABLE. This Brand new half Duplex 6 Bedrooms and 5 bathrooms. Has a 2 Bedrooms Legal suite. Enjoy the convenience of being steps away from transit and shopping, while benefitting from the quiet charm of the neighborhood.. Covered parking Schedule your viewing today. House will be ready to move in around 15 October,2026. Lots of parking. 3 Car Parking for each side of Duplex. This property is still available. This property is still available. OPEN HOUSE Tuesday-3 NOVEMBER 2026 FROM 430-615 PM. More details
    Listed by Royal LePage Global Force Realty
    LISTING DETAILS
    JARED GIBBONS

  • 13022 101 Avenue, Surrey, BC V3T 1L1 – MLS R3176568

    13022 101 Avenue Cedar Hills Surrey V3T 1L1
    Main Photo: 13022 101 Avenue, Surrey, BC V3T 1L1 – MLS R3176568

    13022 101 Avenue Surrey V3T 1L1 Cedar Hills

    $1,089,000
    Residential
    Status:
    Active
    MLS® Num:
    R3176568
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    1,821 sq. ft.
    Investor alert! First time on the market in 34 years, this corner lot with laneway access offers excellent holding potential. Featuring a detached shop, an abundance of parking, a 4-year-old roof, and both upper and lower-level entrances, the property provides flexibility for investors looking to hold while exploring future development opportunities. Explore your options under Surrey’s SSMUH zoning and see if you can turn this long-standing family home into much more! More details
    Listed by Royal LePage Little Oak Realty
    LISTING DETAILS
    JARED GIBBONS

  • 12614 102 Avenue, Surrey, BC V3V 3E4 – MLS R3175836

    12614 102 Avenue Cedar Hills Surrey V3V 3E4
    Main Photo: 12614 102 Avenue, Surrey, BC V3V 3E4 – MLS R3175836

    12614 102 Avenue Surrey V3V 3E4 Cedar Hills

    $979,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175836
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    2,535 sq. ft.
    Offered for the first time by its original owner, this 2,535 sq ft family home is your opportunity to own in peaceful St. Helen’s Park. Very well cared for and freshly painted, with a new furnace and hot water tank and a newer roof. A bright, functional layout with gleaming hardwood floors, a living room with fireplace, separate dining and a kitchen with eating area. French doors lead from the family room to a large covered deck and a spacious, low maintenance yard. 4 bedrooms including a bonus loft, plus a fully finished basement with rec room, workshop and flex space, easily suited. With CD zoning, this property offers strong redevelopment potential. Move in, build your new home or hold for the future. Conveniently located close to schools, parks, shopping, transit and major routes More details
    Listed by Engel & Volkers Vancouver
    LISTING DETAILS
    JARED GIBBONS

  • 11350 Lansdowne Drive, Surrey, BC V3R 4Z9 – MLS R3175614

    11350 Lansdowne Drive Cedar Hills Surrey V3R 4Z9
    Main Photo: 11350 Lansdowne Drive, Surrey, BC V3R 4Z9 – MLS R3175614

    11350 Lansdowne Drive Surrey V3R 4Z9 Cedar Hills

    $1,069,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175614
    Bedrooms:
    5
    Bathrooms:
    2
    Floor Area:
    2,130 sq. ft.
    INVEST, LIVE OR BUILD in Bolivar Heights! Set on an expansive 8,708 sq. ft. lot, this 5-bedroom, 2-bath home offers flexibility and future potential. The main floor features 3 bedrooms and a full kitchen, currently rented to great long-term tenants providing immediate holding income. Downstairs is vacant, with 2 additional bedrooms, a second kitchen and space ready for your own use, extended family or future rental possibilities. Enjoy the benefits of two distinct living areas while planning your next move. For builders and investors, a new home could capture beautiful north-facing views from upper levels, subject to design and approvals. Located in an established neighbourhood near parks, schools, shopping, transit and Highway 1. A rare chance to secure a large lot with income in place! More details
    Listed by Oakwyn Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 30 12585 104a Avenue, Surrey, BC V3V 0G7 – MLS R3173553

    30 12585 104a Avenue Cedar Hills Surrey V3V 0G7
    Main Photo: 30 12585 104a Avenue, Surrey, BC V3V 0G7 – MLS R3173553

    30 12585 104a Avenue Surrey V3V 0G7 Cedar Hills

    $799,000
    Residential
    Status:
    Active
    MLS® Num:
    R3173553
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    1,744 sq. ft.
    Fantastic value for a modern Cedar Hills townhome with 1,744 sqft of living space and a private double garage. Thoughtfully designed with 3-beds & 2-baths on the top level, and potential for a micro suite w/ ensuite bath on the first level—perfect for extended family or tenants. The main level has an open plan with a large, bright kitchen, living & dining rooms, and covered balcony. Wide-plank flooring, extensive millwork & cabinetry throughout. A/C for year round comfort. Yale Gardens is a family oriented community with quick access to the SkyTrain, Stalewasem Bridge, and the SFPR for easy commuting. Prince Charles Elementary & L.A. Matheson Secondary. Walking distance to the Khalsa School Old Yale Road. ALL OFFERS SUBJECT TO APPROVAL OF THE SUPREME COURT OF B.C. More details
    Listed by Macdonald Realty
    LISTING DETAILS
    JARED GIBBONS

  • 10032 122 Street, Surrey, BC V3V 4M5 – MLS R3172169

    10032 122 Street Cedar Hills Surrey V3V 4M5
    Main Photo: 10032 122 Street, Surrey, BC V3V 4M5 – MLS R3172169

    10032 122 Street Surrey V3V 4M5 Cedar Hills

    $989,000
    Residential
    Status:
    Active
    MLS® Num:
    R3172169
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    2,196 sq. ft.
    Rare opportunity to secure an 8,592 SF property with 80 ft of frontage and sweeping, unobstructed mountain and New Westminster views. Whether you envision a custom-built home, duplex, or the potential of a city-approved 2-lot subdivision, this property offers exceptional flexibility and future potential. Key due diligence is already in place, including Land Survey, Geotechnical, and Arborist reports. PLA approved two lot subdivision. Currently rented for $2,700/month, providing holding income while you plan your next move. Potential to add a third bathroom in the crawl space. Conveniently located near Robson Park, schools, shopping, restaurants, transit, Surrey City Centre, and North Surrey Sport & Ice Complex. More details
    Listed by SRS Panorama Realty
    LISTING DETAILS
    JARED GIBBONS

  • 13053 96a Avenue, Surrey, BC V3T 5N3 – MLS R3172183

    13053 96a Avenue Cedar Hills Surrey V3T 5N3
    Main Photo: 13053 96a Avenue, Surrey, BC V3T 5N3 – MLS R3172183

    13053 96a Avenue Surrey V3T 5N3 Cedar Hills

    $1,825,000
    Residential
    Status:
    Active
    MLS® Num:
    R3172183
    Bedrooms:
    7
    Bathrooms:
    5
    Floor Area:
    3,606 sq. ft.
    A very well maintained beautiful custom built home tucked away in a quiet Cul-de-sac. Main floor has a large living room, family room, Bedroom, laundry, full bath and a very spacious kitchen with pantry and good quality appliances. A two Bdrm unauthorized side suite with a separate entrance rented for $1650/month to good tenants. Above main are four good sized bedrooms & 3 full baths (2 insuites). House is built on a crawl space. lots of storage space below main. Call to book your private viewing. More details
    Listed by Century 21 Coastal Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated November 4, 2026 at 04:10 AM (UTC)
Reciprocity Logo
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.

Schools

Schools for Cedar Hills

Surrey Schools (SD36). Names, grades and addresses from the Province’s Surrey school list, checked Oct 13, 2026.

School

K-7Cedar Hills Elementary

Address
12370 98 Avenue
Grades
Kindergarten to 7
School website
School

K-7Prince Charles Elementary

Address
12405 100 Avenue
Grades
Kindergarten to 7
Province school list
School

8-12L.A. Matheson Secondary

Address
9484 122 Street
Grades
8 to 12
School website

Catchments are set by address and can split a neighbourhood. Check the exact address in the Surrey Schools School Locator, which also lists the elementary school.

Parks and recreation

Parks and recreation near Cedar Hills

From City of Surrey and Surrey Libraries pages, checked Oct 13, 2026. Ask me what is closest to a specific home.

Park

City parkRobson Park

Address
12678 100 Avenue
Has
Over 5 hectares around the headwaters of Robson Creek, with fields, courts, a playground and walking paths
City of Surrey page
Park

Nearby parkMoffat Memorial Park

Address
9434 122 Street
Has
A baseball diamond, a field and a playground, next to L.A. Matheson Secondary
City of Surrey page

Homes and land

What to look at in a Cedar Hills home

These are the questions I go through with buyers.

Buyers

DetachedHouses

Look at
Lot size, the age of the roof, furnace, plumbing and wiring, and drainage
Ask
What the zone allows, and whether any suite was built with a permit
Watch for
Assuming you can add a suite or rebuild just because a neighbour did
Buyers

Townhomes and condosStrata living

Look at
Strata fees, the depreciation report (the plan for future repairs), meeting minutes and bylaws
Ask
About upcoming special levies (extra one-time charges) and what the fees include
Watch for
Pet, rental or age rules that don’t fit your plans

Planning and zoning

Planning in Cedar Hills

Zoning and plan designations can be different for each lot.

  • From MLS® sales data (not an official source): the median lot size of detached houses sold from July 1 to October 8, 2026 was 7,843 square feet, across 23 sales with a recorded lot size.
  • Cedar Hills sits close to the City Centre Plan area. Ask the City which plan, if any, covers a specific address.

See my Surrey zoning guide.

Before you buy in Cedar Hills

  1. Check the plan for the lot. Ask the City what the zoning and Official Community Plan allow for the address.
  2. Near Robson Creek, check the land. Ask the City about streamside setbacks and any covenants on title.
  3. Confirm the school catchment. Use the Surrey Schools School Locator for the exact address.
  4. For a strata home, read the documents. The depreciation report, meeting minutes, bylaws and fees, plus any special levies.
  5. Confirm any suite. Ask whether it was built with a permit before you count on it.
  6. Get a full home inspection. Check the roof, drainage, furnace, plumbing and wiring.

Selling

Own in Cedar Hills?

Send me your address and I’ll give you a call to talk about how to get the most value from your home.

Call or text 604-928-1361 or email jaredgibbons@royallepage.ca.

FAQ

Cedar Hills questions

Where is Cedar Hills?

Cedar Hills is an MLS® area name in Surrey. On the MLS® map it runs from about 96 Avenue north to about 106 Avenue, with its east edge around 132 Street. South of 96 Avenue is Queen Mary Park, and Whalley is to the east and north. It meets Royal Heights along Scott Road (120 Street). These edges are approximate and are not an official City boundary, so ask me if a specific address is in it.

Which schools serve Cedar Hills?

Cedar Hills Elementary is at 12370 98 Avenue and Prince Charles Elementary is at 12405 100 Avenue. L.A. Matheson Secondary (grades 8 to 12) is at 9484 122 Street, just south of 96 Avenue. Its family of schools takes in Cedar Hills, Kennedy Trail, Kirkbride, Prince Charles, Royal Heights and Senator Reid elementary schools. Check the Surrey Schools School Locator for an exact address.

What buses serve Cedar Hills?

The 316 runs along 96 Avenue on the south side of Cedar Hills, between Surrey Central Station and Scottsdale. The 321 runs on King George Boulevard between Surrey Central Station and White Rock Centre.

What parks are in Cedar Hills?

Robson Park at 12678 100 Avenue has soccer fields, tennis and pickleball courts, and paths along Robson Creek.

Is any of Cedar Hills in the ALR?

ALR status is set property by property, so check the exact address on the Agricultural Land Commission map. You can also check an address with my zoning lookup.

How do I see current Cedar Hills listings?

Use my Cedar Hills homes for sale page, or call or text me at 604-928-1361.

Disclaimer

This page is general information, not legal, planning, tax or financial advice. It is written from official public sources and may be out of date or incomplete. Neighbourhood boundaries, school catchments, zoning and community plans change. Confirm everything that matters to your decision with the City of Surrey, the Agricultural Land Commission, Surrey Schools and your own advisors before you buy or sell.

Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty · Suite 201 - 15272 Croydon Dr, Surrey · 604-928-1361 · jaredgibbons@royallepage.ca

Reciprocity Logo The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.