Cliff Drive, Tsawwassen: Neighbourhood Guide

Updated · By Jared Gibbons, REALTOR®

Quick answer

Over the last twelve months, houses sold for a median of $1,364,000 and condos $550,000.

Jared’s verdict: Cliff Drive suits families looking for a detached home on an established street and buyers who’d consider a hillside property for the outlook. If the house is on a slope, the catch is how much that can change your day-to-day use of the yard and driveway.

Quick facts · Cliff Drive

Typical sale price
Houses $1.36MCondos $550,000
Sold, Nov 2025 to Oct 2026
19 condos, 13 houses
Typical house sold
Built 1968 · 7,696 sq ft lot · 4 bedrooms

Median prices from closed MLS® sales (Paragon).

Jared Gibbons

In my words

Jared’s take on Cliff Drive

Who it suits
Families looking for a detached home on an established street and buyers who’d consider a hillside property for the outlook.
What I’d tell a friend
I’d start with the streets around Cliff Drive Elementary. If the house is on a slope, the catch is how much that can change your day-to-day use of the yard and driveway.
My tip
Walk the whole lot. If the best part of the yard is behind a big retaining wall, ask who maintains the wall and what work has been done on it.

Jared Gibbons, REALTOR® · 604-928-1361 · Ask me about Cliff Drive

On this page (16 sections)

What works and what doesn’t in Cliff Drive

What works

  • Established family streets around Cliff Drive Elementary. Jared
  • At the core of the City’s planned Tsawwassen Urban Centre, at 12 Avenue and 56 Street.

What doesn’t

  • A slope changes how you use the yard and driveway every day. Jared
  • Few houses trade: 13 sold in a year.

Living in Cliff Drive

Cliff Drive is an MLS® area name in Tsawwassen, in the City of Delta. Cliff Drive Elementary is at 5025 12 Avenue, and 12 Avenue meets 56 Street at the core of the City’s planned Tsawwassen Urban Centre. Listings in this area have included addresses on 12 Avenue, 18 Avenue, 55A Street and 56 Street. These edges are approximate and are not an official City boundary, so ask me if a specific address is in it. See all Delta neighbourhood guides.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 15, 2026. I have worked in Lower Mainland real estate since 2015. Rules and boundaries change, so confirm anything important with the City of Delta and the other agencies named here.

General information only.

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

Looking at a home in Cliff Drive?

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 Jared Gibbons at 604-928-1361 or email jaredgibbons@royallepage.ca.

Cliff Drive at a glance

Gathered from official sources.

  • School
  • K-7
  • Cliff Drive Elementary
  • Address
  • 5025 12 Avenue
  • Also offers

Late French Immersion in Grades 6 and 7 School website

  • Plan
  • City plan
  • Tsawwassen Urban Centre
  • Core
  • Around the intersection of 56th Street and 12th Avenue
  • Plan

Low and mid-rise buildings on the edges, higher buildings towards the core City OCP 2024

  • Park
  • City park
  • Brandrith Park
  • Address
  • 5093 12 Avenue
  • Has

Pickleball, picnic tables, sport courts, sports fields, tennis courts and washrooms City of Delta page

Transit

Buses

Routes 601, 602, 603 and 604 Where

The 601 and 602 use 12 Avenue between 53A Street and 56 Street. The 603 and 604 use 12 Avenue between English Bluff Road and Beach Grove Road. All four serve South Delta Exchange on 56 Street TransLink 603 timetable

Homes for sale in Cliff Drive

Live MLS® listings, updated daily.

Cliff Drive is a neighbourhood in north-west Tsawwassen, with tree-lined streets, schools, and shops and services you can walk to. Browse Cliff Drive homes for sale below, and contact me for more information.

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Schools for Cliff Drive

Delta School District (SD37). Names, grades and addresses from the Province’s Delta school list, checked Oct 15, 2026.

  • School
  • K-7
  • Cliff Drive Elementary
  • Address
  • 5025 12 Avenue
  • Grades

Kindergarten to 7 Programs

Late French Immersion is offered here in Grades 6 and 7. The school says it is near the bluff in Tsawwassen

Catchment

The district’s 2017 elementary map shows this catchment covering a large part of central Tsawwassen, roughly between 8A Avenue and 16 Avenue.

Kindergarten to 7 Early French Immersion

Offered here for students living in the attendance areas of Beach Grove, Cliff Drive, English Bluff, Pebble Hill and South Park Elementary District French Immersion page

  • School
  • 8-12
  • South Delta Secondary
  • Address
  • 750 53 Street
  • Grades
  • 8 to 12
  • Catchment

The district’s 2017 Tsawwassen secondary map shows one catchment for the community, with this school marked on it.

District map (PDF)

Also

French Immersion is offered at the secondary level at South Delta and Burnsview District French Immersion page

Catchments are set by address and by the school district, not by the MLS® area. Check the exact address with the Delta School District school locator.

Parks and recreation near Cliff Drive

From City of Delta pages, checked Oct 15, 2026. Ask me what is closest to a specific home.

  • Park
  • City park
  • Brandrith Park
  • Address
  • 5093 12 Avenue, on the same avenue as Cliff Drive Elementary
  • Has

Pickleball, picnic tables, sport courts, sports fields, tennis courts and washrooms. Open 8 am to 10 pm City of Delta page

  • Park
  • City park
  • Candlewyck Park
  • Address
  • 5450 18 Avenue
  • Has

Sport courts and tennis courts. Open dawn to dusk City of Delta page

  • Park
  • City park
  • Highland Park
  • Address
  • 5499 13A Avenue
  • Has

Trails City of Delta page

  • Park
  • City park
  • Grauer Park
  • Address
  • 1720 56 Street
  • Has

A playground, a skate park, sport courts and washrooms City of Delta page

  • Recreation
  • City facility
  • South Delta Recreation Centre
  • Address
  • 1720 56 Street, the same address as Grauer Park
  • Has

An arena with ice from mid-August to March and a dry floor from April to early August, a curling rink (September to March) and an 8,800 square foot gymnasium City of Delta page

  • Project
  • City project
  • Winskill Renewal Project
  • What

Construction started in summer 2025 on a new aquatic and fitness centre with a ten-lane, 25-metre lap pool, a leisure pool, a four-lane teach pool and a new gymnasium

Traffic

A temporary construction traffic light is on 56 Street between 9 and 10 Avenue City project page

What to look at in a Cliff Drive home

The questions I go through with buyers.

  • Buyers
  • Detached
  • Houses
  • 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

    • Buyers
    • Townhomes and condos
    • Strata homes
    • 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

    • Buyers
    • Near 56 Street
    • Homes near the town core
    • Look at

    Bus and car traffic on 56 Street and 12 Avenue, noise, and parking

  • Ask

    What the City’s plan allows on the lots around the home, and what has been built or applied for nearby

Planning around Cliff Drive and the Tsawwassen core

Zoning and plan designations can be different for each lot.

Delta Council adopted the Official Community Plan 2024 (Bylaw No. 8400) on July 8, 2024.

City news release

For Tsawwassen, the OCP puts the focus for growth in and around the Tsawwassen Urban Centre and along the 56 Street corridor, plus Southlands and the final phase of Tsawwassen Springs. Its projections suggest about 11,600 new residents in 4,800 new homes by 2051.

City OCP 2024

The OCP describes the Tsawwassen Urban Centre as a walkable community with low and mid-rise buildings on the periphery and higher forms towards the core around 56th Street and 12th Avenue, with shops along ground-level high streets. A development permit area sets form and character rules for commercial, multi-unit and mixed-use buildings there.

City OCP 2024

On the City’s Tsawwassen page, the community has a central shopping corridor with local boutiques.

City of Delta page

Delta changed its zoning in 2024 so that a lot zoned for a single detached home or a duplex can have up to three units (on lots up to 280 m²) or four units (on larger lots), including a secondary suite and up to two garden suites or coach houses, without rezoning. Each unit needs one parking space on the lot, and covenants, steep slopes and nearby streams can limit what is possible. Ask me or the City about an address.

City of Delta SSMUH page

The City’s development considerations page says to use DeltaMap to confirm whether a property sits in a development permit area, and to check the title for charges such as statutory rights-of-way, easements and covenants that can limit how a property is used.

City of Delta page

See my Delta zoning guide. My online zoning lookup does not cover Delta yet, so send me the address and I’ll look it up.

Before you buy in Cliff Drive

Ask what the plans allow around the home.

If it is near 56 Street or 12 Avenue, ask the City which plan designation and development permit area apply, and what taller buildings could be built nearby.

Visit the street at rush hour and in the evening.

56 Street and 12 Avenue carry buses and traffic, and the Winskill project has a temporary traffic light on 56 Street.

Confirm the school catchment and French Immersion.

Use the Delta School District school locator for the exact address, and read the district’s French Immersion page for how to apply.

  • For a strata home, read the documents

    The depreciation report, meeting minutes, bylaws and fees, plus any special levies.

  • Confirm any suite

    Ask whether it was built with a permit before you count on it.

  • Get a full home inspection

    Check the roof, drainage, furnace, plumbing and wiring.

Cliff Drive questions

Where is Cliff Drive?

Cliff Drive is an MLS® area name in Tsawwassen. Cliff Drive Elementary is at 5025 12 Avenue, and listings in this area have included addresses on 12 Avenue, 18 Avenue, 55A Street and 56 Street. These edges are approximate and are not an official City boundary, so ask me if a specific address is in it.

Is the Cliff Drive MLS® area the same as the school catchment?

No. The MLS® area is set by the real estate board and the school catchment is set by Delta School District, so the two lines do not match. The district’s 2017 elementary map shows the Cliff Drive catchment covering a large part of central Tsawwassen.

District map (PDF)

Check an address with the school locator.

Which schools serve Cliff Drive?

Cliff Drive Elementary (kindergarten to grade 7) is at 5025 12 Avenue and offers Late French Immersion in Grades 6 and 7. Early French Immersion for the Cliff Drive catchment is at South Park Elementary, 735 Gilchrist Drive. South Delta Secondary (grades 8 to 12) is at 750 53 Street. Check the exact address with the school locator.

What does the City plan near 56 Street and 12 Avenue?

The OCP 2024 plans the Tsawwassen Urban Centre around that corner, with higher buildings towards the core and low and mid-rise buildings on the edges. It also names the 56 Street corridor as a growth focus.

City OCP 2024

Ask the City what applies to a specific lot.

How do I get around from Cliff Drive?

The 601 and 602 use 12 Avenue between 53A Street and 56 Street on the way to South Delta Exchange and on to Bridgeport Station. The 603 and 604 loop from South Delta Exchange by way of English Bluff Road, 12 Avenue, Beach Grove Road and 16 Avenue. Timetables effective September 7, 2026.

What is happening with the Winskill pool and 56 Street?

The City started building a new Winskill Aquatic and Fitness Centre in summer 2025. It will have a ten-lane, 25-metre lap pool, a leisure pool and a new gymnasium. A temporary construction traffic light is on 56 Street between 9 and 10 Avenue. See the City project page for current notices.

Can I add a suite to a Cliff Drive house?

Possibly. A lot zoned for a single detached home or duplex can have a secondary suite and up to two garden suites or coach houses, within a cap of three units (lots up to 280 m²) or four units (larger lots). Each unit needs a parking space on the lot, and covenants or slopes can limit it. Send me the address and I’ll check.

City of Delta SSMUH page

How do I see current Cliff Drive listings?

Use my Cliff Drive homes for sale page, or call or text Jared Gibbons at 604-928-1361.

Are there any condos in Cliff Drive?

A buyer set on strata product is, in practice, shopping the neighbouring sub-areas' documented buildings — which are filed under those sub-areas, not this one.

Is Cliff Drive an official neighbourhood I can rely on in an offer?

Describe a property by street, zone and address-based catchment.

Which schools serve a Cliff Drive home?

SD37, address-based, K–7 elementary and 8–12 secondary with no middle tier. The recorded sample (1299 56 St) gives Cliff Drive Elementary, 5025 12 Ave, and South Delta Secondary, 750 53 St; run any other address in the locator.

Can a detached Cliff Drive home add units?

Delta's SSMUH updates allow up to four units on all single-detached and duplex lots where the zoning applies — a parcel-level City check, and the actual density route in a pocket with no condo buildings.

What hazard check matters on the pocket's west edge?

Whether the parcel falls inside hazard Development Permit Area SD2 English Bluff (Tsawwassen Escarpment), read parcel by parcel off the OCP DPA maps before subjects come off.

Are there any townhouses in Cliff Drive?

A buyer set on townhouse product is, in practice, shopping the neighbouring sub-areas' documented complexes — filed under those sub-areas, not this one.

A listing calls a Garden Place unit "Cliff Drive" — is it a townhouse, and is it in this pocket?

It is an apartment condo, not a townhouse: listings record Apartment/Condo, Freehold Strata, plan NWS1841, built 1982 (Magnolia / The Camelia at Garden Place).

Can I buy half of a Cliff Drive duplex?

Only if that pair was strata-divided (2-lot strata plan) or subdivided into two fee-simple lots. A duplex on one title sells whole. Read the title.

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 Delta, Delta School District 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

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

  • 5 out of 5 stars

    “We have sold 2 houses and also bought 2 houses with Jared. He is a very knowledgeable, caring and professional realtor! We highly recommend Jared for selling or buying.”

    J.H. 26 May 2024 · Google review

  • 5 out of 5 stars

    “We have bought 3 houses with Jared! Very knowledgeable, always willing to go the extra mile!”

    N.S. 11 September 2023 · Google review

  • 5 out of 5 stars

    “Jared is a great realtor. We've used his services to buy and sell 3 different homes. He really knows his stuff. We've always found him to be conscientious, kind, and professional. We are happy to recommend him to our family and friends…”

    M.B. 12 November 2020 · Google review

Condo buildings in Cliff Drive

Where the condos are and what to know

  • South Delta (Ladner / Tsawwassen) is not in SnapStats coverage — its Delta coverage is North Delta only, and North Delta numbers must never be presented as Cliff Drive or Tsawwassen numbers; the SnapStats FVR September 2026 report contains no Tsawwassen section and no Cliff Drive row.
  • Recreation anchors: Brandrith Park, 5093 12 Ave (pickleball, picnic tables, sport courts, sports fields, tennis courts, washrooms, per the City park search); South Delta Recreation Centre, 1720 56 St; Tsawwassen Library (Fraser Valley Regional Library), 1321A 56 St, at Tsawwassen Town Centre.
  • Hazard Development Permit Area SD2: the OCP's hazard DPAs in Tsawwassen include SD2 English Bluff (Tsawwassen Escarpment), immediately west of this pocket.
  • There is no separate Tsawwassen Area Plan to consult for this pocket: the current consolidated OCP, Bylaw No. 8400 (2024), has a single Land Use Plan. City reports and listings that predate July 2024 may refer to the earlier area plans; read them against the current OCP.
  • Brandrith Park is the pocket's park, at 5093 12 Ave — listed by the City with pickleball, picnic tables, sport courts, sports fields, tennis courts and washrooms.
  • The escarpment permit area starts at the pocket's western edge. SD2 English Bluff (Tsawwassen Escarpment) is a hazard Development Permit Area under the OCP — a diligence item for the English Bluff Road side that listing copy does not flag.

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

The Delta-wide rules for condos (zoning, strata, servicing, taxes) are on one page: buying a home in Delta: the rules.

Townhome complexes in Cliff Drive

Where the townhomes are and what to know

  • Transit: route 601 runs South Delta / Boundary Bay to Bridgeport Station (Canada Line) via 56 Street and South Delta Exchange; route 602 runs Tsawwassen Heights to Bridgeport Station via South Delta Exchange, at 56 Street and 18 Avenue beside South Delta Recreation Centre, 1720 56 St.
  • Schools: SD37 catchments are address-based, elementary K–7 and secondary 8–12 with no middle-school tier.
  • None of Delta's five known 55+ complexes is townhouse-form, and none is imported here as townhome stock.
  • Delta's flood system is city-wide, not pocket-specific: over 63 kilometres of dikes, seawalls and foreshore protection, 31 drainage pump stations and roughly 538 kilometres of drainage infrastructure, maintained by the City as diking authority — lot-level flood construction requirements still have to be checked parcel by parcel.

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

The Delta-wide rules for townhomes (zoning, strata, servicing, taxes) are on one page: buying a home in Delta: the rules.

Lots and land in Cliff Drive

What trades here

  • Fee-simple lots are the only land form: typical stock is single detached houses under the RS zones around 12 Avenue and English Bluff Road, with duplex product under the RD zones where those zones apply; zoning is assigned parcel by parcel on the City zoning maps. A Cliff Drive parcel is bought whole (house, lot and zone), not as a serviced lot in a subdivision product.
  • Lot sizes: the subdivision minimums that frame new lots are RS4 at 610 m², RS5 at 550 m² (or 460 m² outside the Single Family Residential designation), RS6 at 390 m², RS7 at 335 m², RD1 at 836 m² and RD4 at 504 m², while RS1, RS2, RS3, RD2 and RD3 sit at 4,000 m². Existing lot sizes vary and are confirmed parcel by parcel; no typical or average lot size is published.
  • The Garden Place NWS1841 units are built strata, not bare-land strata, and sit outside the pocket as defined — see the OPEN flag at the top.
  • ALR vs non-ALR split: A specific parcel's ALR status is checked in the ALC's ALR Property and Map Finder and on title.
  • Hazard edge: the OCP's hazard Development Permit Areas in Tsawwassen include SD2 English Bluff (Tsawwassen Escarpment), immediately west of this pocket.
  • The City is the diking authority and operates over 63 km of flood protection infrastructure, 31 drainage pump stations and approximately 538 km of drainage infrastructure.

Where lots come up and what to know

  • Municipality: City of Delta, BC. Cliff Drive sits inside the Tsawwassen community — one of Delta's three communities (Ladner, Tsawwassen and North Delta), with Ladner and Tsawwassen together called South Delta — planned under the Delta Official Community Plan, Bylaw No. 8400 (2024).
  • The wider-definition question, stated once and left OPEN: secondary listing sources label units at 1440 / 1441 Garden Place ("The Camelia" / "Magnolia", strata plan NWS1841, built 1982) with the subdivision name Cliff Drive; those addresses sit by the town-centre / Winskill side of Tsawwassen, outside the narrow pocket above, and sources disagree on the assignment.
  • Schools are SD37 and address-based, K–7 elementary and 8–12 secondary with no middle-school tier. The recorded sample result for 1299 56 St — at the pocket's eastern edge, not binding the whole pocket. Ministry-listed names only are used here: Cliff Drive Elementary; South Delta Secondary.
  • Anchors: Brandrith Park, 5093 12 Ave (pickleball, picnic tables, sport courts, sports fields, tennis courts, washrooms); South Delta Recreation Centre, 1720 56 St; Tsawwassen Library (Fraser Valley Regional Library), 1321A 56 St. Transit: route 601 South Delta / Boundary Bay to Bridgeport Station via 56 Street and South Delta Exchange (56 Street and 18 Avenue); route 602 Tsawwassen Heights to Bridgeport Station via the exchange.
  • Strata block, governing no known Cliff Drive land stock: if a bare-land strata lot were ever the purchase, the BC block would apply to the LOT — Form B (Strata Property Act s. 59) within 7 days, max $35 plus up to 25¢/page, with fees, CRF balance, levies, insurance summary, rules, budget and depreciation report; depreciation reports every five years for stratas with five or more lots since July 1, 2024; minimum 10% CRF contribution since November 1, 2023; rental-restriction bylaws void since November 24, 2022; only 55+ age bylaws valid (Strata Property Act ss. 123.1/123.2 and Regulation 7.01, May 1, 2023 exemptions); a "45+" listing line is not a valid age bylaw.
  • The anchor school sits inside the pocket; the sample catchment sits at its edge. Cliff Drive Elementary is physically at 5025 12 Ave.
  • The escarpment is immediately west, not inside the sales pitch. SD2 English Bluff (Tsawwassen Escarpment) is the OCP's hazard DPA for the shore west of this pocket; which Cliff Drive parcels fall inside it is a map read, not a neighbourhood assumption.

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

The Delta-wide rules for lots and land (zoning, strata, servicing, taxes) are on one page: buying a home in Delta: the rules.

Duplexes and half duplexes in Cliff Drive

What a duplex looks like in Cliff Drive

  • The usual duplex form: The stock confirmed on official sources is freehold single detached houses under the RS zones, with duplex product under the RD zones where those zones apply — zoning assigned parcel by parcel on the City zoning maps. A specific duplex is verified on its title (one lot, strata plan, or subdivided pair).

Where duplexes come up and what to know

  • Hazard layer on the western edge: The OCP's hazard Development Permit Areas in Tsawwassen include SD2 English Bluff (Tsawwassen Escarpment), immediately west of this pocket.

The province-wide rules are on one page: BC duplex and half-duplex buying rules.

The Delta-wide rules for duplexes and half duplexes (zoning, strata, servicing, taxes) are on one page: buying a home in Delta: the rules.

Sources for the home-type notes

Free home value

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