Panorama Ridge Houses for Sale in Surrey

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Panorama Ridge, Surrey: 91 houses listed at the end of October 2026 and 12 sold in the month, a sales ratio of 13%, which the reports’ scale reads as a balanced market. By listings that is number 4 of 15 Surrey communities for houses.

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Panorama Ridge houses listed and sold, June to October 2026

Panorama Ridge houses by month, with share of Surrey
MonthListedSoldSales ratioShare of Surrey listingsShare of Surrey sales
June 20269477%8.3%7.3%
July 20269022%8.1%2.2%
August 20269278%8.3%8.8%
September 202610155%9.0%6.0%
October 2026911213%8.8%10.6%

Source: MLS® data from the Greater Vancouver REALTORS® and the Fraser Valley Real Estate Board, compiled by SnapStats®. How these figures are defined and sourced

From June to October the number of houses listed in Panorama Ridge fell from 94 to 91 (−3.2%); 33 sold in that time. In October, Panorama Ridge had 8.8% of Surrey’s 1,033 listed houses.

Houses or condos and townhomes in Panorama Ridge?

Panorama Ridge also had 20 condos and townhomes listed and 5 sold in October, against 91 houses listed. The Panorama Ridge condos and townhomes page has those figures.

Panorama Ridge home prices: what sold, November 2025 to October 2026

55 houses sold in Panorama Ridge with a median price of $1,380,000 (the middle half sold between $1,195,000 and $1,727,500), taking a median of 34 days to sell at 96.3% of the last list price; 11% sold above list. They had a median $462 per square foot, a median year built of 1990 and a median lot of 7,109 square feet.

Panorama Ridge: what sold, by home type
Home typeSoldMedian priceMedian days to sellSold vs listMedian per sq ft
Houses55$1,380,00034 days96.3%$462

Source: Paragon, the MLS® system used by Jared’s office, closed sales from November 1, 2025 to October 22, 2026. How these figures are defined and sourced

Panorama Ridge: houses sold by quarter
PeriodSoldMedian price
Nov 2025 to Jan 202616$1,424,250
Feb to Apr 202621$1,350,000
May to Jul 20269$1,276,666
Aug to Oct 20269$1,381,000

Source: Paragon, the MLS® system used by Jared’s office, closed sales from November 1, 2025 to October 22, 2026. How these figures are defined and sourced

Panorama Ridge houses: your questions answered

How many houses are for sale in Panorama Ridge?

91, in the Fraser Valley Real Estate Board month-end figures for October 2026. Listings change every day; Jared can tell you what is available now.

Is Panorama Ridge a buyers’ or sellers’ market for houses?

In October 2026, houses in Panorama Ridge had a sales ratio of 13%, which the reports’ scale reads as a balanced market. On the reports’ scale under 12% favours buyers, 12% to 20% is balanced and over 20% favours sellers.

How many houses sold in Panorama Ridge from June to October 2026?

33 houses sold in Panorama Ridge over those 5 months, out of 464 in all of Surrey.

Which secondary school serves a Panorama Ridge house?

École Panorama Ridge Secondary at 13220 64 Avenue, Grades 8 to 12, is the ridge's secondary school. Its feeder elementary schools, listed in the school's own registration handout, are Colebrook, Henry Bose (regular and French Immersion), North Ridge and Panorama Park, plus Woodward Hill French Immersion — Grade 7 students at a feeder school are registered automatically.

Can a half-acre ridge lot be subdivided?

Sometimes, but the density exception area is the gate. The City capped this part of the OCP at 5 units per hectare, and staff reported in 2026 that a proposal to turn two lots of about 1.17 hectares into nine lots did not comply with that cap — so the lot count a seller imagines may be higher than the plan allows.

Is the secondary school full?

It is over its stated capacity on the City's most recent figure. A 2026 planning report records School District 36 advising that Panorama Ridge Secondary was operating at 108% capacity as of September 2025 — a reason to confirm catchment enrolment, not just catchment boundaries, before buying for the school.

Where is the elementary school for the west ridge?

Colebrook Elementary at 5404 125A Street, Kindergarten to Grade 7, is the west-ridge elementary school on the provincial list, and the City's Highway 10 report names Colebrook as the expected elementary school for new homes at 13438 Highway 10, with Panorama Ridge Secondary for secondary students.

What did houses in Panorama Ridge sell for?

The median house sale in Panorama Ridge was $1,380,000, across 55 sales from November 1, 2025 to October 22, 2026.

How long do houses take to sell in Panorama Ridge?

Typical time on the market was 34 days. At the median, sale prices were 96.3% of list, and 11% of sales closed above list (November 1, 2025 to October 22, 2026).

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

    N.S. Google review

  • 5 out of 5 stars

    “I was going to write a long heartfelt message, because Jared has been so exceptional to work with, but to simply put it - if you want to sell your home, or buy a house, you are going to want to work with Jared…”

    N.K. 27 Sep 2026 · Google review

  • 5 out of 5 stars

    “Jared is transparent, easy to communicate with, approachable and reliable. Professional, efficient, reasonable - essentially everything we were looking for in our agent. He made the otherwise stressful experience of buying and selling our home, fun!”

    Z.B. Google review

More Surrey houses

Panorama Ridge Houses: streets and boundaries

  • Panorama Ridge, on the City's own definition, is bounded by Highway 10 (58 Avenue), Colebrook Road, 120 Street and King George Boulevard. A City of Surrey park engagement document for Joe Brown Park states that definition word for word and places the park, at 125A Street and 54 Avenue, in Newton's Panorama Ridge neighbourhood. EngagementSummary.pdf
  • This is the Surrey side of the ridge only: the neighbourhood sits in Surrey's Newton community, south of Highway 10 and west of King George Boulevard, sloping down toward Colebrook Road. EngagementSummary.pdf

Panorama Ridge Houses: the housing stock

  • Houses on the west ridge are deliberately large-lot and low-density. A 2026 City planning report for 13438 and 13458 Highway 10 describes the West Panorama Ridge Local Area Plan designation as Suburban Residential (half-acre) and the Official Community Plan (OCP) designation as Suburban, inside a Suburban Density Exception Area capped at 5 units per hectare.
  • Infill here means splitting acreage, not replacing small lots: that same application proposed subdividing two suburban residential lots totalling about 1.17 hectares into nine lots, on land zoned Acreage Residential (RA) and Suburban Residential (R1).
  • East of about 128 Street the pattern tightens to standard urban lots around Panorama Ridge Secondary and 64 Avenue, where a City report describes an R3-zoned site at 13314 64 Avenue beside the school — the ridge's two house patterns meet along 64 Avenue.

Panorama Ridge Houses: rules that affect buyers

  • The density cap is the rule that protects the ridge's lot sizes. The OCP Suburban Density Exception Area limit of 5 units per hectare applies to west-ridge lots, and the 2026 Highway 10 subdivision report states the nine-lot proposal did not comply with that maximum even though it complied with the broader Suburban designation — a buyer counting on a split must check the exception area first.
  • Watercourse setbacks can cut into a ridge lot: the same report records a green-coded watercourse in the Highway 10 right-of-way north of the site, classed as a Class C feature under the zoning bylaw's watercourse rules.

Panorama Ridge Houses: local details a buyer would not know

  • The City describes Joe Brown Park as a 27.5-hectare (68-acre) community park at 125A Street and 54 Avenue, and consulted on its dog off-leash area — the closest active park named for new homes at the ridge's east end is West Newton Community Park, 750 metres away. EngagementSummary.pdf
  • Truck traffic is formally restricted through the ridge: the ratepayers' newsletter records City "No Truck" signs at 128 Street, Scott Road and Highway 10 after complaints about trucks passing Colebrook Elementary — through-truck routes are not the residential ridge streets.
  • 64 Avenue, the ridge's northern east–west road, has just been rebuilt east of the ridge: the City widened 64 Avenue from 152 Street to 164 Street to four lanes with a multi-use pathway, completing a continuous four-lane corridor from 120 Street to 196 Street, with completion in 2026.
  • The East Panorama Ridge Plan is not a housing plan: the City lists it under South Newton as the plan guiding a small business park and light industrial area south of Highway 10, so the industrial pocket below the ridge is planned, not accidental.

Panorama Ridge Houses: development and new projects

  • Named once here: the 13314 64 Avenue child care centre (development permit application 7922-0112-00, beside Panorama Ridge Secondary) and the 13438–13458 Highway 10 nine-lot subdivision (application 7921-0094-00).
  • The infrastructure project touching the ridge is the 64 Avenue widening: the City states the 152-to-164 Street phase started construction in spring 2025 and was expected complete in late spring or early summer 2026, funded in part by TransLink — status (as of November 3, 2026).

Panorama Ridge Houses: costs and taxes

  • The ridge-specific cost point is servicing on large lots: the City's 2026 utilities financial plan keeps water, sewer, drainage and solid waste as self-funded, user-pay utilities, so a metered half-acre lot's bill follows its own consumption rather than a flat neighbourhood rate — confirm metered versus flat status for the specific lot.

Panorama Ridge Houses: getting around

  • The ridge is a car-first area with two highway edges. Highway 10 runs along the north side and King George Boulevard along the east, and the City frames 64 Avenue as the east–west connector linking Surrey residents to the City of Delta and the Township of Langley.
  • The hospital and SkyTrain planning east of the ridge will change its bus pattern: the City is investigating a direct bus connection linking the new Cloverdale hospital, the 184 Street Surrey–Langley SkyTrain station and Campbell Heights, with final routing to be set by TransLink — no route is in service on that concept yet.

Panorama Ridge Houses: risks and due diligence

  • Slope and watercourse checks come first on a ridge lot. The Highway 10 report shows the pattern: a classified watercourse beside the site, watercourse setback rules in the zoning bylaw, and a local area plan holding density down — check the lot in the City's COSMOS map for watercourse and development permit layers before assuming a buildable footprint.
  • Capacity, not catchment, is the school risk: Panorama Ridge Secondary was reported at 108% capacity in September 2025, so a catchment address alone does not guarantee a seat pathway — confirm with School District 36.

How Panorama Ridge Houses compares

Panorama Ridge Houses compared
FactPanorama RidgeWest NewtonSullivan Station
OCP density cap stated by the CitySuburban Density Exception Area, max 5 units per hectare——
Secondary school named in City reportsÉcole Panorama Ridge Secondary, 13220 64 Ave——
Municipality and school districtSurrey; School District 36Surrey; School District 36Surrey; School District 36

Sources for Panorama Ridge Houses

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