North Surrey Houses for Sale

Written by Jared Gibbons, REALTOR®

For house buyers comparing Fraser Heights, Cedar Hills and the rest of North Surrey, I check the zone, the title and the suite permits before you write an offer. I've been a REALTOR® since 2015 and a member of the Fraser Valley Real Estate Board's Medallion Club for 10 straight years, which puts me in the top 1% of all Realtors in the Fraser Valley by FVREB sales. I'm #1 in South Surrey/White Rock by MLS points for 2025 and 2026 year to date, with more than $500M in sales.

Summary

In Paragon, the MLS® system local REALTORS® use, North Surrey is its own area with eight sub-areas. The feed above is limited to detached houses across all of them, and houses on acreage are left out. Below it, you'll find how the house neighbourhoods compare, how Surrey zones houses, and what to check on title and permits before you buy.

Comparing North Surrey's house neighbourhoods

Fraser Heights

Fraser Heights is in northeast Surrey. The City describes it as running from the South Fraser Perimeter Road and the Fraser River down to Highway 1. Surrey Bend Regional Park sits next to it on the Fraser River, in the northeast corner of the city. Buses 337 and 338 connect it to Guildford Exchange. See my Fraser Heights homes for sale page.

Royal Heights and Bridgeview

Both sit in northwest Surrey near the Fraser River. Royal Heights is around Royal Heights Park, and Council endorsed a City-led rezoning of the Royal Heights Park neighbourhood from its own CD zone to R3, so confirm a lot's zone in COSMOS. Bridgeview, which the City calls a historic neighbourhood, is close to Scott Road SkyTrain Station, and the R6 RapidBus runs on Scott Road. See my Royal Heights homes for sale and Bridgeview homes for sale pages.

Cedar Hills and Bolivar Heights

Cedar Hills meets Royal Heights along Scott Road, with Robson Park on 100 Avenue. Bolivar Heights is north of City Centre, around Bolivar Park and Invergarry Park, and the City Centre Plan update allows growth there, including a mixed-use neighbourhood centre.

Whalley, Guildford and Port Kells

Whalley's listings range from City Centre condos to older detached homes on larger lots, and Guildford has houses alongside its condos and townhomes. Port Kells is mostly acreage and industrial land, with only a few houses.

How Surrey zones houses

North Surrey is in the City of Surrey, so Surrey Zoning Bylaw 12000 applies, and you can look up any lot's zone in the City's COSMOS map. Surrey replaced its old single family zones. RF and RF-SS are now R3 (Urban Residential Zone). RF-12, RF-13 and RF-12C are now R4 (Small Lot Residential Zone). RF-9, RF-10 and RF-9C are now R5 (Compact Residential Zone). CD zones stay in place, each with its own site-specific rules.

How many units a lot can have

Surrey's small-scale multi-unit housing rules say lots under 280 m² may be able to have up to 3 units and larger lots up to 4. Eligible lots of at least 281 m² within 400 m of a bus stop with 15-minute service may be able to have up to 6. Check Schedule F of the Zoning Bylaw or COSMOS for the address.

Suites and limits

The BC Building Code permits only one secondary suite per house, and the City says the new rules don't make an unpermitted suite legal after the fact. You need a building permit to add units, and the City reviews sewer, water and drainage capacity first. Section 219 covenants on title still apply and take precedence.

Before you buy a North Surrey house

• Confirm the zone in COSMOS, including whether it's a CD zone.
• Pull the title and read the covenants and easements.
• Ask the City for permits on any suite, coach house or addition.
• If the lot is on a steep slope, in a flood plain or near a sensitive ecosystem, ask the City whether a development permit is needed.

How I help house buyers

I help you compare North Surrey neighbourhoods by commute, lot and zone, then look up the lot in COSMOS with you. I ask the seller for permit records for any suite or addition and read the title with you. That happens before you remove subjects, while you can still walk away.

North Surrey Houses FAQs

1. Which North Surrey neighbourhoods are mostly houses? Detached houses make up most of the stock in Fraser Heights, Bolivar Heights, Cedar Hills, Royal Heights and Bridgeview. Whalley and Guildford also have houses, mixed in with many condos and townhomes.

2. How is this page different from the neighbourhood pages? This page shows detached houses in every North Surrey sub-area at once. Each neighbourhood page shows every home type in just that one area.

3. Does this page include acreages? No. Houses on acreage are listed as a separate type in the MLS® system, and most North Surrey acreage is in Port Kells, so they don't show in this feed.

4. What zone is a typical North Surrey house in? Many are R3, R4 or R5, which replaced the old RF zones. Some lots are CD zones with their own rules, so check the zone in COSMOS.

5. Can a North Surrey house have a suite? The BC Building Code permits one secondary suite per house. A suite only counts if it was built with permits, so ask for the permit history.

6. Can a North Surrey lot have up to 6 units? Eligible lots of at least 281 m² within 400 m of a bus stop with 15-minute service may be able to have up to 6 units. Confirm the address in Schedule F or COSMOS.

7. Do covenants still apply under the new rules? Yes. Section 219 covenants on title still apply and take precedence.

Nearby areas & related pages

• Cedar Hills homes for sale
• Bolivar Heights homes for sale
• Whalley condos for sale
• North Surrey condos for sale
• Surrey homes under $1.8M
• Surrey homes over $1.8M
• Surrey lots and land
• Surrey neighbourhood guides

Talk to me

Call or text me at 604-928-1361, or send me a message. I usually reply the same day, often within a couple hours.

Selling? Get a free home evaluation and I'll tell you what your home could sell for.