Clayton Condos & Townhomes for Sale

Condo buildings in Clayton

Note: one in-area complex, Compass, is built in two forms under one name — apartment-condo buildings and townhouse units. Waterstone is also phased (2010 and 2015 parts), and Calera carries two different published unit counts (153 vs 95); both conflicts are stated in the entries, not smoothed over.

Waterstone — 6420 and 6440 194 Street, with the Waterstone-Esplanade phase at 6480 194 Street

Apartment/Condo, freehold strata, wood frame. The complex was built in phases: listings record the 6420/6440 buildings as built 2010 and the Esplanade building as built 2015, so no single year built applies to all of Waterstone. A building directory header describes a 274-unit development at the 6440 address. Directory-listed amenities include a roughly 15,000 sq ft clubhouse with an indoor 60-foot pool, whirlpool, steam and sauna rooms, fitness facilities and a guest suite.

Calera — 18818 68 Avenue (complex name in listings: Calera / Calera Clayton at Village)

Apartment/Condo, freehold strata, built 2010. Published unit counts conflict: the building directory records 153 units. Directory-listed amenities include a bike room, club house, exercise centre, in-suite laundry, recreation centre and storage.

Compass (apartment phase) — 18755 68 Avenue and 6815 188 Street

Listings classify 18755 68 Avenue as Apartment/Condo and 18777 68A Avenue as Row/Townhouse. A project source describes two four-level wood-frame buildings built in 2008 with 57 suites in the condo buildings and 104 homes in the whole complex including the townhouses.

Yale Bloc — three buildings: 6468 195A Street (Yale Bloc 1), 6438 195A Street (Yale Bloc 2) and 19567 64 Avenue (Yale Bloc 3)

All three are Apartment/Condo, freehold strata, in the Clayton subdivision. Listings record Yale Bloc 1 as built 2016, Yale Bloc 2 as built 2018 and Yale Bloc 3 as built 2019; the project's original 2015 launch material describes three distinct buildings linked by an open courtyard with ground-level shops. Directory-listed amenities include a bike room, clubhouse and exercise centre.

Harlo — 19577 65B Avenue, with Building Two at 6585 195A Street per the developer's homeowner manual

By Steelix Developments, in East Clayton. Listing and manual material lists a rooftop terrace, fitness centre with a virtual studio, a golf simulator, a children's play area, community garden plots and underground parking. A directory header's "22-unit development" figure is inconsistent with unit numbers running into the 500s in the same building.

By Steelix Developments: 210 condominiums in five residential levels above about 15,931 sq ft of commercial space, studios to three bedrooms, 402–1,214 sq ft.

Streets, schools and transit near Clayton condos

• Clayton is a Surrey board sub-area in the Cloverdale community; the City of Surrey plans the same area as Clayton Heights, a roughly 809-hectare (2,000-acre) plan area running from Fraser Highway south to the Agricultural Land Reserve to the north and west, with the Township of Langley at the east edge.
• The City divides the area into East Clayton, West Clayton and North Clayton neighbourhood concept plan (NCP) areas; East Clayton's NCP was endorsed in 2003 over about 314 hectares, West Clayton's was approved in July 2015 over about 288 hectares with 12,000+ future residents planned, and the North Clayton NCP has not yet been initiated.
• Both NCP designation sets have been superseded by the Surrey 2050 Official Community Plan update — Surrey's current OCP is Bylaw No. 21900, adopted June 15, 2026, not the predecessor OCP.
• The apartment-condo stock clusters along 68 Avenue, 194 Street and 195A Street in the older East Clayton core; the newest building, Harlo, sits in East Clayton near 65B Avenue and 195A Street.
• Transit today is bus service on Fraser Highway and the collector grid; the Surrey Langley SkyTrain — a 16 km Expo Line extension from King George Station to 203 Street in Langley City, anticipated in service in 2029 — will add two stations inside Clayton: Hillcrest-184 Street at the northwest corner of 184 Street and Fraser Highway, and the future Clayton Station at 190 Street and Fraser Highway.

Local rules that affect condo buyers in Clayton

• The Form B Information Certificate is the buyer's core document in every Clayton strata: under s. 59 of the Strata Property Act the strata must provide it within 7 days of a request, for a fee of no more than $35 plus up to 25 cents per page for copies. It is where the real numbers live — strata fees, contingency reserve fund (CRF) balance, parking and storage allocation, and any bylaw that actually applies to the unit.
• Minimum CRF contribution: since November 1, 2023, stratas must contribute at least 10% of the annual operating fund to the CRF each year.
• Rentals: strata rental-restriction bylaws have been void since November 24, 2022. Where a directory line above says rentals are "allowed with restrictions" (Calera, Compass), the restriction half of that line no longer has legal effect; a strata can still regulate short-term rentals separately.
• Age bylaws: the only age-restriction bylaw a BC strata may enforce is 55+, under ss. 123.1 and 123.2 of the Strata Property Act, with exemptions added May 1, 2023 (including for caregivers and for spouses/partners who met the rule when they moved).
• Pets: pet limits remain lawful strata bylaws. Directory lines above state pets allowed with restrictions at Waterstone, Calera and Yale Bloc, a two-pet allowance at Compass, and dogs OK in a Harlo listing header — treat all of these as pointers only; the enforceable limit is the registered bylaw set attached to the Form B.
• Zoning: Surrey Zoning Bylaw No. 12000 governs. On July 8, 2024 the City renamed several residential zones (RF-12/RF-12C became R4; RF-SD became R6), so older Clayton documents may cite zone names that no longer exist in the current bylaw.
• Small-scale multi-unit housing (SSMUH): Surrey permits 3 units on lots under 280 m² and 4 units on lots over 280 m², and up to 6 units on eligible lots of 281 m² or more within 400 m of a frequent bus stop. This matters around Clayton's house lots, not inside the strata complexes. One secondary suite per house is permitted under the BC Building Code framework; in Surrey a suite is capped at 40% of the principal unit's habitable floor area and is never permitted inside a coach or garden suite, and an unpermitted suite is not made legal by the SSMUH rules. Coach/garden suites run 35–75 m² (up to 120 m² on RA, R2, R2-O and R3 lots below maximum FAR), need lane access on smaller lots, and require one added parking space.
• Short-term rentals in Surrey: owner-only, primary residence only, stays under 90 consecutive days, with a City business licence at $358 per year.
• ALR edge: Clayton's north and west edges meet the Agricultural Land Reserve. On ALR land a principal residence is capped at 500 m² with one additional residence of 90 m² (lots of 40 ha or less) or 186 m² (lots over 40 ha) — relevant to acreage buyers at the fringe, not to the strata stock.
• Surrey property taxes are due July 2, with a 5% penalty applied after July 2 and a further 5% after September 2.
• GST on new builds is 5%. It applies to developer sales — including Harlo's developer units and Steelix on 188th presales — and not to ordinary resales. The first-time home buyers' GST rebate (Bill C-4, Royal Assent March 13, 2026, per CRA Excise and GST/HST News No. 122) rebates 100% of the GST on a new home priced up to $1M (maximum $50,000), phasing out to $1.5M, for agreements entered into from March 20, 2025 to 2031. The older GST New Housing Rebate covers homes the FTHB rebate does not: 36% of the GST, maximum $6,300, phasing out between $350,000 and $450,000.
• BC Property Transfer Tax: 1% on the first $200,000, 2% on the portion up to $2M, 3% above $2M, plus a further 2% on the residential portion of a price above $3M. The First-Time Home Buyers' exemption is full up to $835,000 fair market value (on the first $500,000) and partial up to $860,000; the Newly Built Home Exemption is full up to $1.1M and partial up to $1.15M — the exemption that matters for Harlo and Steelix on 188th purchases.
• Federal first-time buyer tools: the Home Buyers' Plan allows a $60,000 RRSP withdrawal; the First Home Savings Account allows $40,000 lifetime at $8,000 per year. CMHC mortgage insurance premiums run 0.6%–4.5% depending on down payment and amortization.
• Presales: REDMA gives a 7-day rescission period under s. 21 and requires purchase deposits to be held in trust under s. 18 — the framework that applies to Steelix on 188th contracts and to any developer-unit sale at Harlo.

Good to know about Clayton condos

• The Clayton Community Centre at 7155 187A Street opened October 16, 2021 — 75,000 sq ft including a 14,000 sq ft library branch — and it is the amenity anchor the whole sub-area walks to; strata complexes here sell against it because most Clayton buildings have modest in-house amenities by comparison.
• Waterstone is not one building of one age: the original 194 Street buildings date to 2010 and the Esplanade phase to 2015, so two units both marketed as "Waterstone" can be five years apart in envelope and warranty terms.
• West Clayton is planned around a rapid transit station at 184 Street and Fraser Highway that does not exist yet — the plan was approved in July 2015 with 12,000+ future residents, and the SkyTrain now under construction is the delivery mechanism, anticipated in service in 2029. Land and presale pricing near 184 Street already trades on that station.
• Older Clayton documents cite zone names that no longer exist: Surrey renamed RF-12/RF-12C to R4 and RF-SD to R6 on July 8, 2024, so a disclosure statement or older strata document quoting the old names is not necessarily wrong about the property — it is quoting a repealed label.
• The area has three names for the same area depending on who is speaking: Clayton (the board sub-area), Clayton Heights (the City's plan name) and East/West/North Clayton (the NCP names). A search run under only one name misses listings filed under the others.

The province-wide rules are on one page: BC condo buying rules.

Sources for the condo notes on Clayton

• City of Surrey Clayton General Land Use Plan (opens in a new tab) Web pagesurrey.ca↗
• City of Surrey East Clayton (opens in a new tab) Web pagesurrey.ca↗
• City of Surrey West Clayton Ncp (opens in a new tab) Web pagesurrey.ca↗
• Surrey Langley SkyTrain Project Stations (opens in a new tab) Web pagesurreylangleyskytrain.gov.bc.ca↗
• TransLink Surrey Langley Skytrain (opens in a new tab) Web pagetranslink.ca↗

• Building facts: MLS® listing records and strata directories.

• static.showit.co Harlo Building 2 Homeowner Manual (opens in a new tab) PDFstatic.showit.co↗
• harlo.steelixdev.com Community (opens in a new tab) Web pageharlo.steelixdev.com↗

• Presale details: the developers’ own sales materials.