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Jared Gibbons – South Surrey Realtor

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Mission-West, Mission: Neighbourhood Guide

Neighbourhood guide · City of Mission · Silverdale and the southwest

Living in Mission-West

Mission-West is an MLS® sub-area name. The City of Mission doesn’t publish a boundary for it. The City defines the Silverdale Comprehensive Planning Area in its Official Community Plan as a 3,440-acre area, and calls the area “sometimes known as Southwest Mission”. On this site, listings tagged Mission-West are mostly on Nelson Street, Keystone Avenue, Silverdale Avenue, Clay Street, Gunn Avenue and Silverhill Avenue. My working description, not an official boundary: Silverdale and the southwest of the city. My Mission BC guide covers Cedar Valley and the central streets.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty. I have worked in Lower Mainland 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 Mission and Mission Public Schools (School District 75).

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

Free property check

Looking at a home in Mission-West?

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.

Quick facts

Mission-West at a glance

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

Plan

City of MissionSilverdale Comprehensive Planning Area

Size
The City defines the Silverdale Comprehensive Planning Area in its Official Community Plan as a 3,440-acre area, and calls the area “sometimes known as Southwest Mission”
Central plan
The City says the Central Neighbourhood Plan is the neighbourhood plan for the central part of Silverdale, and its Land Use Plan map is dated August 2022
City plans and strategies page
School

SD75Silverdale Elementary

Address
29715 Donatelli Ave, Mission, BC
Grades
Kindergarten to 6
School website
Transit

BC Transit and the trainMission City Station

Buses
BC Transit’s Central Fraser Valley route list includes Mission routes 31 Valley Connector, 32 West Heights, 33 Cedar Valley, 34 East Side, 35 Hatzic and 39 Shopper Shuttle
Train
TransLink says the West Coast Express travels between Downtown Vancouver and Mission City on weekdays during morning and evening rush hours, westbound only in the mornings and eastbound only in the afternoon and evening
Station
Mission City Station is at 33200 North Railway Avenue, and the buses that connect to it are operated by BC Transit
TransLink West Coast Express page
Farmland

Fraser River edgeALR lands to the south

ALR
The City says Agricultural Land Reserve lands along the Fraser River form the southern edge of the Silverdale Comprehensive Planning Area
City-wide
The BC Government’s District of Mission Land Use Inventory (2011) records 1,539 hectares of Agricultural Land Reserve in Mission, close to seven percent of the District’s land area
BC Government land use inventory (PDF)

Homes for sale

Homes for sale in Mission-West

Live MLS® listings, updated daily.

Mission West Homes for Sale | Acreages & View Properties

Mission-West is known for large private lots, rural landscapes, and beautiful valley outlooks. Browse available Mission-West properties below, and contact Jared today for expert acreage support. For citywide inventory see Mission homes for sale.

For the Silverdale planning area, Silverdale Elementary, Centennial Park and ALR land, see my Mission-West neighbourhood guide.

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1-12/53

  • 29739 Donatelli Avenue, Mission, BC V4S 1H6 – MLS R3180654

    29739 Donatelli Avenue Mission-West Mission V4S 1H6
    Main Photo: 29739 Donatelli Avenue, Mission, BC V4S 1H6 – MLS R3180654

    29739 Donatelli Avenue Mission V4S 1H6 Mission-West

    $2,000,000
    Residential
    Status:
    Active
    MLS® Num:
    R3180654
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    3,268 sq. ft.
    Saddle up for the Mission lifestyle on 2.81 acres, right next door to Silverdale Elementary. Drainage and lighting is exceptional on this horse property, so the 20x40 sand riding arena and paddocks stay usable through the wet months, with pasture for summer grazing. Set up to work: 6-stall barn, hay barn, large shop with 220 amp service and additional outbuildings for plenty of storage. The 3,206 sq.ft. 2-storey home offers 5 bedrooms, 4 baths, A/C and heat pump, plus parking for 10+ vehicles with RV space. S20 zoning allows residential care, and with the school steps away, an after-school program could be a natural fit. Morning rides, garden harvests and quiet country evenings, minutes from Mission’s trails, lakes and amenities. More details
    Listed by Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS

  • 41 8335 Nelson Street, Mission, BC V2S 0E4 – MLS R3181661

    41 8335 Nelson Street Mission-West Mission V2S 0E4
    Main Photo: 41 8335 Nelson Street, Mission, BC V2S 0E4 – MLS R3181661

    41 8335 Nelson Street Mission V2S 0E4 Mission-West

    $779,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181661
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,335 sq. ft.
    NOT YOUR AVERAGE TOWNHOME! RARE END UNIT at Archer Green by Polygon! This stunning 3 bedroom, 3 bathroom home offers approx. 1,335 sq. ft. in SHOWHOME condition. Bright, open concept living features a spacious kitchen with island and inviting living areas. Enjoy beautiful treetop, greenery and distant mountain views from your private deck, plus a covered patio and MASSIVE FENCED BACKYARD, perfect for entertaining, kids and pets! Complete with a double garage and resort style amenities including an outdoor pool, hot tub, gym and clubhouse. Conveniently located near schools, parks, trails, shopping, Lougheed Highway and the West Coast Express. A rare opportunity offering the space and privacy of a detached home! Enjoy a peaceful setting with room to grow and space to make lasting memories. More details
    Listed by RE/MAX Elevate Realty
    LISTING DETAILS
    JARED GIBBONS

  • 19 9960 Wilson Street, Mission, BC V4S 1B3 – MLS R3179690

    19 9960 Wilson Street Mission-West Mission V4S 1B3
    Main Photo: 19 9960 Wilson Street, Mission, BC V4S 1B3 – MLS R3179690

    19 9960 Wilson Street Mission V4S 1B3 Mission-West

    $295,000
    Residential
    Status:
    Active
    MLS® Num:
    R3179690
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    948 sq. ft.
    Welcome Home to RUSKIN PLACE! This Lovely 2 bedroom, 2 full bathroom manufactured home is just under 1000 sq ft and built in 2006. The Open Concept living makes it feel Bright and Spacious. The primary bedroom has a full en-suite and walk in closet. The Large yard is Fully fenced with lots of room if you want a garden and includes a Storage Shed. Steps away from Water access, making it ideal for kayakers & nature lovers, plus boat launch if you love to fish! Great pride of ownership in this area of the park making this the perfect place to call home! Family Friendly, no age restrictions, Pets allowed! Call/text for a private viewing :) More details
    Listed by Royal LePage Little Oak Realty
    LISTING DETAILS
    JARED GIBBONS

  • 9441 Hayward Street, Mission, BC V4S 1J1 – MLS R3179041

    9441 Hayward Street Mission-West Mission V4S 1J1
    Main Photo: 9441 Hayward Street, Mission, BC V4S 1J1 – MLS R3179041

    9441 Hayward Street Mission V4S 1J1 Mission-West

    $3,999,900
    Residential
    Status:
    Active
    MLS® Num:
    R3179041
    Bedrooms:
    3
    Bathrooms:
    4
    Floor Area:
    4,393 sq. ft.
    Your dream home search stops here! Stunning 2.25-acre custom lakefront estate on Silvermere Lake, where every detail is masterfully designed to frame breathtaking sunsets and serene water views. This legacy property offers multi-generational living with a beautifully appointed finishes, high end appliances, a carriage house, private boat launch, expansive shoreline, and exceptional indoor–outdoor flow. Enjoy your morning coffee out on the radius deck overlooking the water or a warm cup of tea in the evening by the custom WETT-certified wood-burning fireplace, luxe primary suite with gas fireplace and dual walk-ins, an office with its own fireplace, abundant natural light, artesian well, and extensive shop and storage space. A rare opportunity to own perfection on the water! More details
    Listed by RE/MAX Lifestyles Realty (Langley)
    LISTING DETAILS
    JARED GIBBONS

  • 31770 Olson Avenue, Mission, BC V4S 1E8 – MLS R3177898

    31770 Olson Avenue Mission-West Mission V4S 1E8
    Main Photo: 31770 Olson Avenue, Mission, BC V4S 1E8 – MLS R3177898

    31770 Olson Avenue Mission V4S 1E8 Mission-West

    $2,200,000
    Residential
    Status:
    Active
    MLS® Num:
    R3177898
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    3,458 sq. ft.
    BEAUTIFUL, SERENE PRIVACY on 3.96 PARKLIKE ac in sought after area in Mission. BREATHTAKING PANORAMIC TREELINED VIEWS of Fraser Valley & Mt Baker, E/S/W! Tranquil & peaceful, up paved drive, yet only 7 min to Lougheed Hwy, 10 min to Dwntn Mission & amenities. TRUE WEST COAST TIMELESS CONTEMPORARY HOME, nearly 4,000 SF w/ vaulted cedar ceilings thru-out, flr-to-ceiling nat. stone FP, oak HW, wool Berber & walls of windows w/ southern light. Expansive full-width sundeck off entire main flr to entertain & meditate w/ mesmerizing sunrise-to-sunset views. Bright level-entry walkout bsmt w/ 2 fam rms & 2 more bdrms. Mature evergreens, yr-round creek, Timber Value & rare Individual Water Rights. Future dev in Silverdale Comp. Planning Area, Polygon underway nearby. Great location & dev potential More details
    Listed by Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS

  • 8243 Haffner Terrace, Mission, BC V2V 7J1 – MLS R3179155

    8243 Haffner Terrace Mission-West Mission V2V 7J1
    Main Photo: 8243 Haffner Terrace, Mission, BC V2V 7J1 – MLS R3179155

    8243 Haffner Terrace Mission V2V 7J1 Mission-West

    $999,000
    Residential
    Status:
    Active
    MLS® Num:
    R3179155
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    2,733 sq. ft.
    This spacious residence features 4 bedrooms, 3 bathrooms, and an additional 5th room used as an office, offering flexibility for your family’s needs. The home boasts a well-designed layout, ensuring ample space and comfort for everyone. Enjoy the inviting living areas perfect for gatherings, a functional kitchens equipped for all your culinary adventures, and cozy bedrooms for restful nights. The master suite includes an ensuite bathroom, providing a private retreat. Outside, the property offers a beautifully landscaped yard, ideal for outdoor activities and entertaining. Located in a family-friendly neighborhood, this home is close to schools, parks, shopping, and other amenities, making it the perfect place to call home. Don't miss out on this fantastic opportunity to own a lovely home. More details
    Listed by RE/MAX Elevate Realty and Sutton Group-West Coast Realty (Abbotsford)
    LISTING DETAILS
    JARED GIBBONS

  • 30563 Silverdale Avenue, Mission, BC V4S 1K4 – MLS R3176681

    30563 Silverdale Avenue Mission-West Mission V4S 1K4
    Main Photo: 30563 Silverdale Avenue, Mission, BC V4S 1K4 – MLS R3176681

    30563 Silverdale Avenue Mission V4S 1K4 Mission-West

    $999,900
    Residential
    Status:
    Active
    MLS® Num:
    R3176681
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    640 sq. ft.
    Remarkable Opportunity in the Thriving Silverdale Neighborhood! Unlock the potential of this 1-acre property, featuring an older home, nestled in the rapidly developing Silverdale community. The house is primed for a makeover and is being offered as-is, presenting an incredible chance for those with a vision. Noteworthy features include new windows, 4 years old roof and hot water tank, ensuring that you're off to a great start with these essential updates. Contact today for more information or to book your private showing! More details
    Listed by Royal LePage Little Oak Realty
    LISTING DETAILS
    JARED GIBBONS

  • 30087 Silverdale Avenue, Mission, BC V4S 1H2 – MLS R3176129

    30087 Silverdale Avenue Mission-West Mission V4S 1H2
    Main Photo: 30087 Silverdale Avenue, Mission, BC V4S 1H2 – MLS R3176129

    30087 Silverdale Avenue Mission V4S 1H2 Mission-West

    $1,398,000
    Land
    Status:
    Active
    MLS® Num:
    R3176129
    For Sale by Court Order - Opportunity to acquire 3.17 acres of Single Family designated land within Mission's Silverdale Central Neighbourhood Plan. Located one of the Fraser Valley's most significant master-planned communities, the Single Family (SF) designation permits a range of ground-oriented housing forms including single-family homes, duplexes and lane-accessed lots, with potential densities ranging from 2 to 10 units per acre. This site offers a rare opportunity to secure a well-positioned parcel in an area poised for substantial growth and long-term value creation as development continues throughout Silverdale. The property is being sold "As is, where is" and will be subject to court approval. More details
    Listed by William Wright Commercial Real Estate Services and Century 21 Coastal Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 30689 Keystone Avenue, Mission, BC V4S 1G5 – MLS R3174779

    30689 Keystone Avenue Mission-West Mission V4S 1G5
    Main Photo: 30689 Keystone Avenue, Mission, BC V4S 1G5 – MLS R3174779

    30689 Keystone Avenue Mission V4S 1G5 Mission-West

    $1,749,900
    Residential
    Status:
    Active
    MLS® Num:
    R3174779
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    3,798 sq. ft.
    Welcome home to your private sanctuary! Perfect for multigenerational living, this impressive 3800+ sqft home offers 5 bdrms & 4 baths on a peaceful 1.74-acre parcel tucked into a quiet cul-de-sac. Main floor is filled with natural light from oversized windows, southern exposure & 14-ft vaulted ceilings. The giant great room is made for entertaining, while the oversized primary features a walk-through closet & 5pc ensuite. Most of the home has been professionally repainted. Lower level offers shared laundry, 2nd laundry hookups in the large flex room & an incredible oversized 2-bedroom, above-ground disability-friendly suite with extra-wide doorways & ramp. A 1,200 sqft detached heated shop adds endless possibilities. Surrounded by nature, your closest neighbours are families of deer. More details
    Listed by RE/MAX LIFESTYLES REALTY
    LISTING DETAILS
    JARED GIBBONS

  • 152 8335 Nelson Street, Mission, BC V4S 0E4 – MLS R3173271

    152 8335 Nelson Street Mission-West Mission V4S 0E4
    Main Photo: 152 8335 Nelson Street, Mission, BC V4S 0E4 – MLS R3173271

    152 8335 Nelson Street Mission V4S 0E4 Mission-West

    $684,900
    Residential
    Status:
    Active
    MLS® Num:
    R3173271
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,577 sq. ft.
    ARCHER GREEN! Resort style amenities featuring a outdoor swimming pool and hot tub. Lounge with fire table, 5 star recreation building with multi purpose rooms, Dog wash! This large family home has new carpet and fresh paint throughout, Featuring 3 bedrooms plus games room. 3 bathrooms, modern white kitchen with Quartz Counters , Massive island/breakfast bar! Primary bedroom features a large walk in shower with double sinks. SIDE BY SIDE 2 CAR GARAGE Main level entry from fenced yard area, bright unit with south facing sundeck. Great location in West Mission. Quick completion is possible! More details
    Listed by Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS

  • 30356 Gunn Avenue, Mission, BC V4S 1J1 – MLS R3173620

    30356 Gunn Avenue Mission-West Mission V4S 1J1
    Main Photo: 30356 Gunn Avenue, Mission, BC V4S 1J1 – MLS R3173620

    30356 Gunn Avenue Mission V4S 1J1 Mission-West

    $2,999,900
    Residential
    Status:
    Active
    MLS® Num:
    R3173620
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    3,632 sq. ft.
    Here’s your opportunity to be a part of one of the Fraser Valley’s largest development areas. SILVERDALE COMPREHENSIVE PLANNING AREA. Set to nearly double the population of Mission. This beautiful 4.99 south-sloping acreage has gorgeous views of the Fraser River and valley. It is in the Central Neighbourhood Plan which is set to be the first to develop. The preliminary plan shows a mix of single-family and townhouses. 3400 SF home would provide great revenue while you wait for development. POSSIBLE TO ASSEMBLE with neighbour: 30324 Gunn Avenue for almost 10 ACRES! More details
    Listed by Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS

  • 31663 Townshipline Avenue, Mission, BC V4S 1G3 – MLS R3171997

    31663 Townshipline Avenue Mission-West Mission V4S 1G3
    Main Photo: 31663 Townshipline Avenue, Mission, BC V4S 1G3 – MLS R3171997

    31663 Townshipline Avenue Mission V4S 1G3 Mission-West

    $1,499,000
    Residential
    Status:
    Active
    MLS® Num:
    R3171997
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    2,114 sq. ft.
    Rare opportunity to own 5.85 private acres with potential to subdivide into 2 parcels. This beautifully maintained 2,100+ sq. ft. 4-bedroom rancher offers an open concept layout, numerous recent upgrades, and a gas generator for added peace of mind. Unwind in the covered outdoor living area featuring a hot tub, built-in BBQ, and fire table, perfect for year-round entertaining. Two exceptional accessory buildings include a 29' x 38' garage with office and storage, plus a 32' x 34' shop. Both offer 200-amp service, A/C, and ample storage. With 600-amp service to the property, it's ideal for a home-based business, trades, hobbyists, or car enthusiasts. Enjoy easy access to golf, fishing, Mission and Maple Ridge. A rare blend of privacy, versatility, and lifestyle. Mission best value!! More details
    Listed by Royal LePage West Real Estate Services
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated November 9, 2026 at 02:40 PM (UTC)
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Schools

Schools for Mission-West

Mission is in School District 75 (Mission Public Schools). Names, grades and addresses from the Province’s SD75 school list and each school’s page. Checked against the official pages.

School

K–6Silverdale Elementary

Address
29715 Donatelli Ave, Mission, BC
Grades
Kindergarten to 6
School website
School

K–6West Heights Elementary

Address
32065 Van Velzen Ave, Mission, BC
Grades
Kindergarten to 6
School website
School

K–6École Christine Morrison Elementary

Address
32611 McRae Ave, Mission, BC
Grades
Kindergarten to 6
Also
The district offers French Immersion here
School website
School

K–6Cherry Hill Elementary

Address
32557 Best Ave, Mission, BC
Grades
Kindergarten to 6
School website
School

7–9Hatzic Middle School

Address
34875 Moffat Avenue, Mission, BC V2V 6S1
Grades
7 to 9
School website
School

7–9École Heritage Park Middle School

Address
33700 Prentis Ave, Mission, BC
Grades
7 to 9
School website
School

10–12École Mission Senior Secondary

Address
32939 7th Ave, Mission, BC
Grades
10 to 12
Also
The Province’s April 5, 2024 news release says funding is secured for a new 1,500-seat Mission Senior Secondary, with $175 million from the Province and $1 million from the district. Infrastructure BC lists the project as under construction on the same site, at 32939 7th Avenue
School website

The area has no official boundary, so I can’t place a school inside it. SD75’s catchment policy puts Silverdale Elementary in the Hatzic Middle School catchment, and École Christine Morrison and West Heights in the Heritage Park Middle School catchment Catchments are set by address, so confirm a specific address with Mission Public Schools (School District 75), which publishes a catchment map.

Parks and recreation

Recreation, parks and the library for Mission-West

From City of Mission pages and the City’s Leisure Guide, and Fraser Valley Regional Library. Street names are the City’s.

Recreation

City recreation centreMission Leisure Centre

Address
7650 Grand Street, Mission, BC V2V 3T3
Hours
The City lists Monday to Friday 5:30 a.m. to 10 p.m., Saturday 7 a.m. to 10 p.m. and Sunday 7 a.m. to 9 p.m., with shorter hours on statutory holidays. Check the City’s status page before you go
Inside
The City’s upgrade page lists work on the leisure pool and hot tub, the main pool, a north arena, a curling arena, a weight room, a steam room and a sauna
City facility page
Park

City parkCentennial Park

Where
11th Avenue and Taulbut Street, Mission
Has
Playgrounds for ages 0 to 5 and 6 to 12, tennis courts, a lacrosse box, outdoor fitness equipment, an off-leash dog area, paved trails, picnic tables, a washroom and a nine-hole disc golf course
Events
The City says the Mission City Farmers Market runs there in the spring and summer, and the annual Lights On! Tree Lighting is held there
Tea House
A Japanese Tea House is being developed in the park. The City’s project page gives the address as 7871 Taulbut Street and says construction is expected to begin in October 2026, with an opening event in early 2027
Plans
The City says the Activity Hub Master Plan covers the 20-hectare Centennial Park and Leisure Centre corridor
City park page
Parks

City parksSilverdale Park and Wren Park

Streets
The City’s Leisure Guide lists Silverdale Park on Donatelli St. and Wren Park on Silverhill Ave.
Note
The Leisure Guide is dated Fall 2023 / Winter 2024, so check the City’s current park pages
City Leisure Guide (PDF)
Trails

Planned designationSilverdale Urban Forest

Plan
The Central Neighbourhood Plan recommends a new designation for the 273-hectare Silverdale Urban Forest, with over 24 km of dedicated forest trail
Status
This is a recommended designation in a plan, not a built park
Central Neighbourhood Plan facilities inventory (PDF)
Library

Nearest branchMission Library

Address
33247 Second Avenue, Mission, BC V2V 1J9
Phone
604-826-6610
Hours
FVRL’s page lists Sunday 1 to 5 p.m., Monday to Thursday 9 a.m. to 8 p.m., and Friday and Saturday 10 a.m. to 5 p.m. Hours change on holidays, so check before you go
Where
It is the only FVRL branch in Mission, so there is no branch inside the Mission-West area
Fraser Valley Regional Library page

Homes and land

What to look at in a Mission-West home

What the official sources say about the homes and lots, then the questions I go through with buyers.

Official

City plan areasSilverdale

Direction
The City describes the Silverdale Comprehensive Planning Area as designated for urban growth inside the urban growth boundary, planned as a complete community through the Central Neighbourhood Plan
Example
A City information package for a Silverdale rezoning describes a proposal for approximately 45 townhomes as consistent with the Central Neighbourhood Plan land use designations
City information package (PDF)
MLS® data

Median lotDetached lot size

Median
Lot size (MLS sales data, not an official source): the median lot size of detached houses sold recently was about 68,700 sq ft (about 1.6 acres). For current figures, see the Fraser Valley market stats page.
Note
Only 6 sales, so treat this as a small sample
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 additions or renovations were done with a permit
Watch for
Assuming you can add to or rebuild the home just because a neighbour did
Buyers

Acreage and rural homesWater, septic and access

Look at
Where the water comes from (a well or a water service), the septic system, drainage and the driveway and road access
Ask
For well and septic records and the last inspection, and what the zone and the ALR status allow on the land
Watch for
Assuming you can add a second home, a barn or a business use because a neighbour has one

Planning, zoning and flood

Planning and flood notes for Mission-West

Plans, zoning and flood rules can be different for each lot.

  • The City adopted Official Community Plan Bylaw 6405-2026 on June 1, 2026. It replaces and repeals Bylaw 6350-2025, which the City’s public notice says is substantively the same plan.
  • The City’s Silverdale Master Infrastructure Strategy and the Central Neighbourhood Plan guide growth in Silverdale. The City dates the Central Neighbourhood Plan’s Land Use Plan to August 2022.
  • The Stave Heights Neighbourhood Plan was adopted into the Official Community Plan on May 16, 2022, and Council endorsed the Stave Heights Engineering Plan on October 3, 2022.
  • The City describes the Stave Heights plan area as an “environmentally sensitive hillside landscape”, and its plan sets Protected Natural Asset areas measured from the top of bank of watercourses, in most cases 15 m.
  • The City says the Activity Hub Master Plan covers the 20-hectare Centennial Park and Leisure Centre corridor.
  • The City lists a Fraser River flood preparedness and response plan among its plans.
  • I found no City page that gives a floodplain designation for specific streets in this area.
  • The BC Government’s District of Mission Land Use Inventory (2011) records 1,539 hectares of Agricultural Land Reserve in Mission, close to seven percent of the District’s land area.

For a specific lot, send me the address and I’ll look up the zone and the plan designation.

Before you buy in Mission-West

  1. Check the ALR status and the zone. Look up the exact address on the Agricultural Land Commission map and ask the City what the zone allows, including the size and siting of a house.
  2. Check the flood and slope rules. Ask the City what the floodplain, drainage and hillside mapping mean for the exact address.
  3. Check the water and septic. Ask for well and septic records and the last inspection.
  4. Check the road and access. Ask whether the road is City-maintained and how the driveway connects, especially on a rural road.
  5. Confirm the school catchment. Ask School District 75 for the exact address; schools may be a drive away.
  6. Get a full home inspection. Check the roof, drainage, furnace, plumbing and wiring.

Selling

Own in Mission-West?

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

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FAQ

Mission-West questions

Where is Mission-West?

Mission-West is an MLS® sub-area name. The City of Mission doesn’t publish a boundary for it. The City defines the Silverdale Comprehensive Planning Area in its Official Community Plan as a 3,440-acre area, and calls the area “sometimes known as Southwest Mission”.

How do I get around from Mission-West?

BC Transit’s Central Fraser Valley route list includes Mission routes 31 Valley Connector, 32 West Heights, 33 Cedar Valley, 34 East Side, 35 Hatzic and 39 Shopper Shuttle. TransLink says the West Coast Express travels between Downtown Vancouver and Mission City on weekdays during morning and evening rush hours, westbound only in the mornings and eastbound only in the afternoon and evening. Mission City Station is at 33200 North Railway Avenue, and the buses that connect to it are operated by BC Transit.

Which schools are near Mission-West?

Silverdale Elementary, Kindergarten to 6, is at 29715 Donatelli Ave. SD75’s catchment policy puts Silverdale Elementary in the Hatzic Middle School catchment. École Mission Senior Secondary (Grades 10 to 12, 32939 7th Avenue) is the district’s senior secondary school on the Province’s list. A replacement school with 1,500 seats is planned for the same site, and Infrastructure BC lists the project as under construction. Catchments are set by address, so confirm a specific address with Mission Public Schools (School District 75), which publishes a catchment map.

What parks, recreation and library are there?

The Mission Leisure Centre is at 7650 Grand Street, and the City’s Leisure Guide lists Silverdale Park on Donatelli St. and Wren Park on Silverhill Ave. The Mission Library, at 33247 Second Avenue, is the Fraser Valley Regional Library branch in Mission.

What plan covers Mission-West?

The City adopted Official Community Plan Bylaw 6405-2026 on June 1, 2026. It replaces and repeals Bylaw 6350-2025, which the City’s public notice says is substantively the same plan. The City defines the Silverdale Comprehensive Planning Area in its Official Community Plan as a 3,440-acre area, and calls the area “sometimes known as Southwest Mission”.

Is Mission-West in a floodplain?

The City says Agricultural Land Reserve lands along the Fraser River form the southern edge of the Silverdale Comprehensive Planning Area. I found no City page that gives a floodplain designation for specific streets in this area. Plans, zoning and flood rules can be different for each lot.

What are the homes and lots like?

The City describes the Silverdale Comprehensive Planning Area as designated for urban growth and planned as a complete community. Lot size (MLS sales data, not an official source): the median lot size of detached houses sold recently was about 68,700 sq ft (about 1.6 acres). For current figures, see the Fraser Valley market stats page. That is only 6 sales. ALR status is set parcel by parcel, so check the exact address on the Agricultural Land Commission map.

How do I see current Mission-West listings?

Use my Mission-West homes for sale page, or call or text Jared Gibbons 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, flood rules and community plans change. Confirm everything that matters to your decision with the City of Mission, the Agricultural Land Commission, School District 75 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

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