Fleetwood Tynehead 55+ Homes for Sale

On this page (11 sections)

In Fleetwood Tynehead, Surrey, the 55+ homes you can buy are Fleetwood Gardens and Westwood Court (strata and manufactured-home park). The other seniors housing here, which you cannot buy into, is retirement residence or care. This page names each building, says what type it is and what the sources show, and covers local rules and the questions buyers ask.

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55+ strata buildings you can buy in Fleetwood Tynehead

Fleetwood Gardens — 16068 83 Ave (Fleetwood Tynehead)

The one 55+ strata ownership building in the sub-area, and the newest known 55+ strata building in Surrey. Condo building, freehold strata, plan BCS1550, 46 homes in 4 storeys, built 2005, managed by NAI Goddard & Smith in the building record checked. MLS building data records "Age Restrictions … Age Restricted 55+," pets allowed with restrictions; listings describe "a beautifully maintained 55+ community" and "a desirable 55+ senior living community" with an amenities room, exercise room and recreation rooms, 1 parking stall and 1 storage locker. A building directory records its restrictions as age restrictions, pets allowed with restrictions and rentals not allowed — on rentals.

55+ manufactured-home parks in Fleetwood Tynehead

Westwood Court — 8670 156 St (Fleetwood Tynehead)

Gated manufactured-home park; listings describe "one of Fleetwood's most desirable 55+ communities," record "Senior Community: Yes" in the MLS data, with the pad fee including water, garbage and management in the listing checked, and pets welcome. You buy the home and rent the pad under the Manufactured Home Park Tenancy Act — there is no strata lot. Current pad rent for a specific pad: confirm with the park, not from a listing for another home.

Rental, care and subsidized seniors housing in Fleetwood Tynehead (not for sale)

  • Venvi Fleetwood Villa — 16028 83 Ave: Retirement residence on the same 83 Avenue block as Fleetwood Gardens; registered in BC's Assisted Living Registry as class SN (seniors), legal operator WC Operating (British Columbia-1) GP Inc, and marketed by Cogir / Venvi as a retirement home with seniors' community programs and care. Rental/care — nothing to buy.
  • Elim Village (Fleetwood campus) — 159 St / 160 St area, campus buildings including the Emerald Building at 9080 159 St and The Harrison at 9067 160 St: A Christian retirement village developed by the Elim Housing Society / Elim Christian Care Society: its history describes Independent Living, Assisted Living (private and funded) and Full Care (long-term care) on one site, on a roughly 20-acre village with eight buildings and over 500 units, home to over 600 seniors. The Emerald Building is registered in the Assisted Living Registry as class SN (seniors). Fraser Health records The Harrison and Harrison West together as 193 long-term care beds, 175 of them publicly subsidized. This is a society retirement/care campus — residents live there under its housing and care arrangements; it is not a strata you buy into on the open market. Any purchase or lease form for its independent-living duplexes/condos: ask the society.
  • The Evergreen Hamlets at Fleetwood — 8382 156 St: A seniors living residence operated within Optima Living's portfolio, which spans independent living, assisted living, supportive living, long-term care and memory care; the Fleetwood home's own site presents it as a care residence. Care/rental — not ownership.
  • Carelife Fleetwood — 8265 159 St, and Fleetwood Place — 16011 83 Ave: Long-term care: Fraser Health lists Carelife Fleetwood at 8265 159 St, and Fleetwood Place describes itself at 16011 83 Ave as a long-term care facility providing 24-hour complex care for adults. Care only — not a housing product for buyers.

Streets, schools and getting around Fleetwood Tynehead

  • Fleetwood Tynehead is a single board sub-area in Surrey's Fleetwood community — not two separate neighbourhoods — and one of 15 sub-areas of the Fraser Valley board community "Surrey" (as of September 2026, Source: SnapStats FVR/GVR September 2026 report).
  • The City's frame for the same area is the Fleetwood Plan, which guides growth over the next 30+ years as SkyTrain extends along Fraser Highway, with a plan area stretching from Green Timbers Urban Forest in the west toward the Agricultural Land Reserve in the east; the Anniedale-Tynehead ground at the east end is planned under its own City process.
  • Fraser Highway is the sub-area's south spine and its transit future: the Surrey Langley SkyTrain project names Fleetwood Station at the northeast corner of 160 Street and Fraser Highway and Bakerview-166 Street Station at the northwest corner of 166 Street and Fraser Highway, on the 16-kilometre extension from King George Station to Langley City, with an anticipated in-service date of 2029. No SkyTrain station operates here today.
  • 156 Street is the west-side seniors street: Westwood Court (8670 156 St), the Evergreen Hamlets (8382 156 St) and the Elim Village campus on 159 Street all sit on or just off it, while the 83 Avenue cluster — Fleetwood Gardens (16068 83 Ave), Fleetwood Villa (16028 83 Ave) and Fleetwood Place (16011 83 Ave) — sits a few blocks east.
  • Health care: Surrey Memorial Hospital, 13750 96 Ave, is Surrey's hospital; in-sub-area care is unusually deep — Elim Village's long-term care buildings, Carelife Fleetwood and Fleetwood Place all sit inside Fleetwood.

Local rules and plans in Fleetwood Tynehead

  • City zoning: Surrey Zoning Bylaw No. 12000: governs Fleetwood Tynehead; the July 8, 2024 SSMUH changes renamed the former RF / RF-SS zones to R3, RF-12 / RF-12C / RF-13 to R4, and RF-SD to R6.
  • Plans: the current Official Community Plan is the Surrey 2050 OCP, Bylaw No. 21900 (adopted June 15, 2026) — never cite the replaced Bylaw No. 18020 as current. The Fleetwood Plan's Stage 1 was endorsed March 7, 2022 and updated October 16, 2023, with further Transit Oriented Areas alignment changes since and Council consideration of the updated plan in 2026 — a lot's future designation near the two coming stations is a moving target until then.
  • Secondary suites and SSMUH: one secondary suite is permitted per single family, semi-detached or duplex dwelling unit, not inside a coach house or garden suite, capped at 40% of the principal dwelling unit's habitable floor area; Surrey allows 3 units on lots smaller than 280 m², 4 on larger lots, and up to 6 on eligible lots of at least 281 m² within 400 m of a frequent bus stop.
  • ALR edge: the Fleetwood plan area runs toward the Agricultural Land Reserve in the east; on ALR parcels the ALC frame is one principal residence at a maximum of 500 m² plus at most one additional residence of 90 m² (parcels ≤40 ha) or 186 m² (parcels >40 ha).
  • Property taxes (city-wide, not area-specific): City of Surrey property taxes are due July 2, with a 5% penalty if not paid by midnight July 2 and a further 5% penalty after September 2.

BC’s 55+ rules (age bylaws, who may live in a unit, exemptions and rentals) apply in every strata and are on the BC 55+ strata rules page.

Good to know about Fleetwood Tynehead

  • One short block of 83 Avenue holds three different seniors products with three different tenures. Fleetwood Gardens at 16068 (strata ownership, 55+), Venvi Fleetwood Villa at 16028 (rental retirement residence, registered assisted living, class SN) and Fleetwood Place at 16011 (24-hour long-term complex care). A buyer who searches the street name alone will mix ownership, rental and care listings that have nothing in common except the block.
  • Fleetwood's care campus is bigger than its 55+ ownership stock by an order of magnitude. Elim Village alone reports over 500 units and over 600 residents across independent, assisted and full care on one Fleetwood site, against 46 strata homes at Fleetwood Gardens plus the pads at Westwood Court. Fleetwood is a place seniors move to for the care ladder; the buyable 55+ shelf is the small part of it.
  • The directory line that could mis-sell a townhouse complex. Fleetwood Gate (16180 86 Ave) carries a generic "Age restrictions" line in a building directory with no age stated anywhere checked — if that bylaw was a sub-55 bylaw, it has been invalid since Nov 24, 2022, and if it is 55+, no listing checked says so. The registered bylaws are the only settling source.
  • Fleetwood Tynehead's attached market was Surrey's third-fastest in September 2026.
  • The Fleetwood Plan and the two coming stations are driving general-market density along Fraser Highway; the 55+ strata supply remains the single 2005 building on 83 Avenue.

More Fleetwood Tynehead buildings the MLS marks as 55+

In Fleetwood Tynehead, closed sales of these buildings carry the 55+ restricted-age field. Confirm each building's bylaw in its Form B before relying on it.

Buildings in Fleetwood Tynehead the MLS marks as 55+
BuildingTypeTitleBuiltStoreysBuilding amenities
Lexington SquareTownhomeStrata1986——
StonecroftTownhomeStrata1995—Clubhouse, Gated

Sources

Facts on this page come from these public sources, read on November 1, 2026. Listing-level pages are not listed.

Fleetwood Tynehead 55+ homes: your questions answered

What 55+ homes can I actually buy in Fleetwood Tynehead?

Two ownership products, in two different legal forms: Fleetwood Gardens (16068 83 Ave — a 46-home, 2005 strata condo building, BCS1550, "Age Restricted 55+" in MLS building data) and manufactured homes in Westwood Court (8670 156 St — a gated 55+ park where you own the home and rent the pad). Everything else seniors-branded in Fleetwood is rental or care.

At Westwood Court, do I get a strata fee or a pad rent?

A pad rent. Listings state the pad fee includes water, garbage and management, and there are no strata fees because there is no strata — the tenancy runs under the Manufactured Home Park Tenancy Act and the park's own rules, including its 55+ rule and park approval. Confirm the current pad rent for the specific pad with the park before writing.

Can I rent out my Fleetwood Gardens unit?

Long-term rental bans no longer exist in BC — every strata rental-restriction bylaw became invalid on Nov 24, 2022, including any older "rentals not allowed" record for this building. The tenant still has to satisfy the 55+ age bylaw or an exemption, and a strata can still restrict short-term rentals.

Are pets allowed?

It differs by product: Fleetwood Gardens records pets allowed with restrictions (listings specify cats), and Westwood Court listings state pets welcome. Confirm the specific rule in the Form B (strata) or the park rules (park) for the unit or pad you are buying.

Is Elim Village something I can buy into, or move a parent into later?

Elim Village is a society retirement/care campus on 159/160 Street with independent living, assisted living and full care on one site — over 500 units and over 600 residents in its own history — so it is the local "later" ladder, not an open-market strata purchase.

What transit can I use day to day, and when does SkyTrain arrive?

The two named project stations, Fleetwood (160 St) and Bakerview-166 Street, carry an anticipated in-service date of 2029 — Fleetwood Gardens listings already note the future station at Fraser Highway and 160 Street, a short walk west of the building. Price the plan, not operating service.

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

    “Jared and his team have been amazing with the sale of my house, very professional and knowledgeable. The process went a lot smoother than I could have expected. Once the house was sold, Jared helped me with the purchase of my condo…”

    S.W. Google review

  • 5 out of 5 stars

    “Buying my first home was an exciting yet daunting experience, but Jared made the entire process seamless and enjoyable!…”

    T.T. Google review

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    “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

More Fleetwood Tynehead real estate

What's nearby, building by building

Times are from OpenStreetMap routing from each building’s address, November 2026.

  • Fleetwood Gardens, 16068 83 Avenue

    Transit
    Future Fleetwood Station: northeast corner of 160 Street and Fraser Highway, by the Fleetwood Community Centre; stations are project-stage, not operating. Route 335, TransLink: Surrey Central Station to Newton Exchange via 104 Ave, 156 St, 100 Ave, 160 St, 84 Ave and 152 St. Route 320, TransLink: Langley Centre / Fleetwood / Guildford Exchange / Surrey Central Station, via Fraser Hwy and 152 St.
    Parks and recreation
    Fleetwood Community Centre, 15996 84 Avenue (City of Surrey Fleetwood newsletter). Fleetwood Park, 15802 80 Ave (City of Surrey event page).
    Schools
    Walnut Road Elementary, K-7, SD36 Surrey, 16152 82 Ave. Fleetwood Park Secondary, 8-12, SD36 Surrey, 7940 156 St.
    Shopping
    Fresh St. Market, 15930 Fraser Hwy. Fleetwood Park Village (shopping centre), 15950 Fraser Hwy.

  • Westwood Court, 8670 156 St

    Transit
    Route 326, TransLink: Guildford / Surrey Central Station, via 156 St and 88 Ave. Route 335, TransLink: Surrey Central Station / Newton Exchange, via 84 Ave and 160 St.
    Parks and recreation
    Fleetwood Park, 15802 80 Ave. Fleetwood Community Centre, 15996 84 Ave.
    Schools
    Fleetwood Park Secondary, 8-12, SD36 Surrey, 7940 156 St; confirm the catchment with the district.
    Shopping
    Save-On-Foods, 9014 152 St.

Measured walking and driving times from each building

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), starting at each building’s address
BuildingToHowMinutesDistance (km)
Westwood CourtFleetwood Park SecondaryWalk181.4
Westwood CourtFleetwood Park VillageDrive30.8
Westwood CourtSave-On-Foods, 9014 152 StDrive51.7

Sources for what’s nearby each building

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