English Bluff Homes for Sale, Tsawwassen

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English Bluff has homes up on the bluff, and some have ocean views. Browse English Bluff homes for sale below, and contact me with any questions.

Fred Gingell Park viewpoint over the Strait of Georgia toward the Gulf Islands in Tsawwassen
Photo: GoToVan, CC BY 2.0, via Wikimedia Commons. Resized and compressed.
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English Bluff, Tsawwassen

English Bluff is on the west side of Tsawwassen, up on the bluff above the water. Many homes are bigger houses on bigger lots. Some look west over the Strait of Georgia toward the Gulf Islands.

Tsawwassen's shops, the BC Ferries terminal and Highway 17 are close by. The beaches and the Boundary Bay dyke are a short drive away. Contact me for current English Bluff homes for sale and recent sales.

See all Tsawwassen homes for sale, nearby Boundary Beach, and my guide to buying a home in BC.

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Where English Bluff sits

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Drive time to English Bluff

Drive time from English Bluff

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The time is to the middle of the neighbourhood, not to a specific home. Traffic varies by day and incidents. Directions and traffic data from Google Maps.

Jared's take on English Bluff

The premium end of Tsawwassen is English Bluff. Along English Bluff Road on the west shore, you’ll find large- lot waterfront and view homes on the bluff over the Strait of Georgia.

Common questions

Does the bluff erosion issue affect my lot, or only the waterfront row?

Read the permit area, not the street name. SD2 covers the Tsawwassen Escarpment lands the OCP designates for hazardous conditions, and the City's guide triggers a development permit for works near the crest of the slope, including soil movement within 5 metres of the crest and pools close to it. A lot away from the crest can still need a permit, so check the parcel on DeltaMap and ask the City before designing.

Which schools serve an English Bluff address?

The recorded School District No. Catchments are address-based and SD37 publishes Tsawwassen Area catchment maps, so run the specific address rather than relying on the sample.

How do I get to the beach from the bluff?

At Fred Gingell Park, 253 English Bluff Road. The City lists the park with trails and a viewpoint, and a City report states stairs at Fred Gingell Park run from the upper park down to the beach. Diefenbaker Park at 5579 1 Avenue, with picnic tables, playgrounds, trails, a viewpoint, washrooms and a water park, is the other named park on this shore.

Who owns the beach below a bluff house?

The foreshore below the natural boundary is Crown land, and Delta states foreshore and water use is interjurisdictional — federal, provincial and City rules all apply. Upland ownership does not include the beach below the natural boundary, and stairs or docks need their tenure checked before a seller markets them as private.

Does the bluff affect building or renovating?

Yes. Development Permit Area SD2 English Bluff (Tsawwassen Escarpment), Category "b" in OCP Bylaw No. 8400, addresses mud flows, debris flows, erosion, land slip and subsidence, and development affected by hazardous conditions is subject to conditions set by a suitably qualified Professional Engineer.

Where are the parks and beach access?

Fred Gingell Park, 253 English Bluff Rd, has stairs from the upper park down to the beach, and Diefenbaker Park, 5579 1 Ave, is the other named park serving this shore.

Can a lot add a suite or coach house?

Delta's Small-Scale Multi-Unit Housing zoning allows up to four units on single-detached and duplex lots, subject to the bylaw and to any slope or streamside permit area on the lot — on this shore, the SD2 hazard conditions are the deciding layer.

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

    “As a first time homebuyer, Jared made everything seamless and stress free. He anticipated every need, got me exactly what I wanted at a fair price and was always professional and easy to talk to! 10/10 would recommend to anyone- great service!”

    M.K. Google review

  • 5 out of 5 stars

    “This is the third property we've bought and sold with Jared. His service and commitment to his Clients is always first rate!”

    S.R. Google review

  • 5 out of 5 stars

    “Super happy with Jared and his team! Jared helped me find a commercial space in a tight timeline, went above and beyond for us. Would recommend to anyone!”

    C.E. Google review

What's nearby English Bluff

Times are from OpenStreetMap routing, November 2026.

Transit

  • No rapid-transit station is in Delta. Nearest: Bridgeport Station (Canada Line), terminus of TransLink Route 601 from South Delta.
  • Nearest bus exchange: South Delta Exchange, served by Routes 601, 604 and 614.
  • Route 604 English Bluff/Bridgeport Station (TransLink): via South Delta Exchange, 56 St, 12 Ave, English Bluff Rd and 1 Ave; peak trips to Bridgeport Station.
  • Route 614 English Bluff/South Delta Exchange (TransLink): loop via 1 Ave, English Bluff Rd and 12 Ave.
  • Route 601 Bridgeport Station/South Delta (TransLink): via South Delta Exchange and Ladner Exchange to Bridgeport Station.

Parks and recreation

  • Fred Gingell Park, 253 English Bluff Rd, Delta.
  • Diefenbaker Park, 5579 1 Ave, Delta.
  • South Delta Recreation Centre, 1720 56 St, Delta.
  • Tsawwassen Library, 1321A 56th Street, Delta.

Schools

  • English Bluff Elementary, K-7, School District 37 Delta, 402 English Bluff Rd; confirm the catchment with the district.
  • Cliff Drive Elementary, K-7, School District 37 Delta, 5025 12 Ave; confirm the catchment with the district.
  • South Delta Secondary, 8-12, School District 37 Delta, 750 53 St; confirm the catchment with the district.

Groceries and shopping

  • Save-On-Foods, 1143 56th Street, Delta.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from English Bluff Elementary, 402 English Bluff Rd
ToHowMinutesDistance (km)
Fred Gingell ParkWalk60.5
Save-On-Foods, 1143 56 StDrive63.4
Tsawwassen LibraryDrive63.4
South Delta ExchangeDrive85.0

Sources for what’s nearby

English Bluff: streets and boundaries

  • English Bluff is the bluff on the west shore of Tsawwassen in the City of Delta, along English Bluff Road above the Strait of Georgia.
  • Fred Gingell Park at 253 English Bluff Road is the named park on the bluff, listed by the City with picnic tables, trails and a viewpoint.
  • Tsawwassen Heights and Pebble Hill sit inland and uphill to the east, and Beach Grove is the next shore pocket north along the water.

English Bluff: the housing stock

  • The confirmed stock is freehold detached houses under the RS zones of Delta Zoning Bylaw No. 7600 along English Bluff Road and its side streets, including bluff-top and waterfront lots on the Strait of Georgia shore.

English Bluff: rules that affect buyers

  • Development Permit Area SD2, English Bluff (Tsawwassen Escarpment), is the defining rule on this shore: the Official Community Plan (OCP) Bylaw No. 8400 states the waterfront area is subject to mud flows, debris flows, erosion, land slip and subsidence, and the ocean-frontage slopes require protection of existing vegetation and tree cover.
  • SD2 building rules include a Flood Construction Level for habitable floors, no building within 7.5 metres of the natural boundary of the sea or within 7.5 metres of the inboard toe of any dike, and a restrictive covenant on title acknowledging the land may be subject to flooding.
  • The City's Form S2 guide for sloped lands states a development permit is required for subdivision in SD2, for soil removal or deposit over 2 cubic metres per year on or within 5 metres of the crest of the slope, and for swimming pools unless set back at least 10 metres or two-thirds of the slope height, whichever is greater, from the crest.
  • A Delta building official can require a geotechnical study wherever, in the official's opinion, land is or is likely to be subject to erosion, land slip, rock falls or avalanche, whether or not a development permit is required.
  • Delta's small-scale multi-unit housing zoning allows up to four units on single-detached and duplex lots city-wide, but on this shore the SD2 hazard conditions sit on top of that permission.

English Bluff: local details a buyer would not know

  • Irrigation is a slope issue here, not just a garden choice: the City's sloped-lands guide discourages irrigation systems because leaks can affect slope stability, although systems applying moderate amounts of water do not require a development permit.
  • Cutting up to two trees can be done without a sloped-lands development permit only if at least 0.6 metres of stump remains standing and the root structure stays intact — and tree cutting is still subject to the Tree Cutting Regulation Bylaw.
  • Surface water runoff must not be discharged over the crest of the slope for a driveway or path to stay exempt from a development permit under the City's guide.
  • Emergency slope or flood work does not need a permit first, but the emergency must be reported to the City's Director of Engineering within 48 hours.
  • South Delta Recreation Centre at 1720 56 Street and the Tsawwassen Library at 1321A 56 Street are the recreation and library services for this shore, both inland in the town centre.

English Bluff: costs and taxes

  • The area-specific cost here is engineering: development in SD2 is subject to conditions set by a suitably qualified Professional Engineer, and a geotechnical study for work in the permit area must be signed and sealed by a Qualified Professional — both are owner-side costs to price into a renovation or rebuild plan.

English Bluff: getting around

  • Route 604 runs English Bluff Road to Bridgeport Station on the Canada Line, and route 620 is the express from the Tsawwassen Ferry Terminal area toward Bridgeport Station.
  • The BC Ferries Tsawwassen terminal is at the southwest end of Highway 17, with sailings to Swartz Bay, Duke Point, Departure Bay and the Southern Gulf Islands.
  • English Bluff Road, 12 Avenue, 1 Avenue and 56 Street connect the bluff to Highway 17, Highway 17A and Highway 99.

English Bluff: risks and due diligence

  • Check SD2 status for the exact parcel on DeltaMap before offering: the permit area, the Flood Construction Level and the 7.5 metre setbacks are parcel questions, and the City's guide does not certify any individual lot.
  • Check the title for the SD2 restrictive covenant acknowledging flood risk, and check any existing geotechnical covenant or report registered against the lot.

How English Bluff compares

English Bluff compared
FactEnglish BluffBeach GroveTsawwassen Central
Hazard permit areaSD2 English Bluff (Tsawwassen Escarpment)SD3 Boundary Bay Foreshore—
Shore formBluff above the Strait of Georgia, beach reached by park stairsSeawall shore on Boundary BayInland, no shoreline
Elementary school in the pocketEnglish Bluff Elementary, 402 English Bluff RoadBeach Grove Elementary, 5955 17A Avenue—
Direct bus naming the areaRoute 604 English BluffRoute 601 Boundary Bay tripsRoute 601 via South Delta Exchange

Sources for English Bluff

Areas near English Bluff

The 8 closest neighbourhoods we cover, nearest first. Distances are straight-line between centre points, so the drive is longer.

Centre points: OpenStreetMap contributors and Wikipedia.

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