Port Kells, Surrey Homes for Sale

On this page (13 sections)

For the industrial area, the village, schools and what to check before you buy, see the Port Kells area guide.

Port Kells, Surrey: 3 houses and 0 condos and townhomes listed at the end of October, with 0 and 0 sold in the month. It is one of 15 communities the Fraser Valley Real Estate Board figures break out for Surrey.

Where Port Kells sits

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Drive time to Port Kells

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Port Kells homes listed and sold, June to October 2026

Port Kells, October 2026. Detached houses: 3 listed at month end and 0 sold in October. No condos and townhomes were listed or sold in Port Kells between June and October.

Port Kells listings, sales and sales ratio by month
MonthHouses listedHouses soldHouses ratio
June 202620—
July 202630—
August 202630—
September 202640—
October 202630—

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

Looking across the period, Detached houses: 0 sold over 5 months against an average of 3.0 listed.

How Port Kells compares with the rest of its city

Port Kells against its whole city, October 2026: share of listings and sales, sales ratio and rank.

Port Kells against the whole city, October 2026
Home typeShare of city listingsShare of city salesCommunity sales ratio against cityRank on sales ratio
Detached houses0.3%0.0%— against 11%Under 10 listed

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

Between June 2026 and October 2026, detached houses: listings was 2 in June and 3 in October, too few (under 3) to call a rise or fall, and it took 0.0% of the city’s 464 sales over the period.

Port Kells share of Surrey listings and sales by month

In Port Kells, its share of the houses listed in Surrey went from 0.2% in June to 0.3% in October. A share that holds steady while the city moves means the community is following the city; a share that drifts means it is moving differently.

Port Kells as a share of Surrey, by month
MonthShare of city houses listedShare of city houses sold
June 20260.2%0.0%
July 20260.3%0.0%
August 20260.3%0.0%
September 20260.4%0.0%
October 20260.3%0.0%

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

Port Kells real estate: your questions answered

How many homes are for sale in Port Kells?

At the end of October 2026 the Fraser Valley Real Estate Board figures showed 3 houses listed in Port Kells. Those are month-end counts and they move daily, so ask Jared for a current list.

How many homes sold in Port Kells from June to October 2026?

0 houses and 0 condos and townhomes sold in Port Kells over those 5 months.

How big is Port Kells compared with the rest of Surrey?

In October 2026, Port Kells held 0.3% of the 1,033 detached houses listed in Surrey.

Are there more or fewer homes for sale in Port Kells than in June?

Listings of detached houses was 2 in June and 3 in October 2026, too few (under 3) to call a rise or fall.

Is there a condo or townhome I can buy in Port Kells?

None that I know of. A buyer set on strata product is shopping Guildford, Fleetwood or Walnut Grove, not Port Kells. SnapStats FVR September 2026 report.

What CAN I buy in Port Kells?

A freehold house in South Port Kells (suburban lots to multi-acre rural/ALR parcels) or, north of Highway 1, an industrial property. The two markets share a name and almost nothing else.

Is Port Kells really a board sub-area, or just an industrial park name?

Both things are true: it is a real FVREB sub-area in the board's SnapStats structure (Jared's ruling) AND the City profiles it as a major industrial area; it is not one of Surrey's six town centres.

Is Barnston Island part of Port Kells / Surrey?

No. Barnston Island is Metro Vancouver Electoral Area A plus Katzie IR 3 — it only codes to Port Kells for board purposes because the free ferry to it sails from the foot of 104 Avenue in Port Kells. Do not price or describe an island property as Surrey stock.

Can I build a suite or second home on a South Port Kells acreage?

It depends on zoning and, critically, ALR status: the land use plan shows ALR lands inside the residential pocket, and ALR parcels carry the ALC's residence limits (secondary suite only inside the principal residence). Off-ALR, Surrey's suite cap is 40% of the principal dwelling's habitable area. Confirm both before pricing in a second dwelling.

Is there a townhouse I can buy in Port Kells?

No known one — of either tenure. A buyer set on townhouse product is shopping Guildford, Fleetwood or Walnut Grove, not Port Kells.

A listing calls a Port Kells property a duplex — can I buy one side?

Almost certainly not: Without a strata plan or a subdivided lot there is no separate half, and on ALR parcels residences cannot be stratified at all.

Is Barnston Island part of Port Kells for a purchase?

No — the island is Electoral Area A plus Katzie IR 3, not Surrey; it only codes to Port Kells in board data because the ferry lands here.

The land use plan shows "cluster housing" in South Port Kells — is that duplex stock?

No — it is a plan designation for the residential pocket, not a named complex.

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

    “Worked with Jared for the purchase and sale of two homes, both times Jared went above and beyond and exceeded my expectations, he’s very thorough and a pleasure to work with, will be working with him again in the future!”

    S.N. Google review

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    “Hiring Jared as our realtor was one of the best decisions we made during our purchasing & selling process. Jared goes above and beyond to ensure your real estate needs and requirements are met with exceeding expectations…”

    T.W. Google review

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    “We think Jared is the best and have chosen him four times for buying and selling. To say the least, he's helpful, hard-working, friendly and so knowledgeable!”

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More Surrey real estate

Port Kells by home type

Condo buildings in Port Kells

Geography trap, stated here: Barnston Island is not in Surrey — it is Metro Vancouver Electoral Area A plus Katzie IR 3; it codes to Port Kells for board purposes only because the Barnston Island Ferry lands at the foot of 104 Avenue in Port Kells. Surrey's current OCP is Surrey 2050, Bylaw No. 21900 (adopted June 15, 2026) — the former Bylaw No. 18020 is never cited as current.

Streets, schools and transit near Port Kells condos

  • Port Kells sits in the northeast corner of Surrey, on the south bank of the Fraser River, north and south of Highway 1, east of Highway 15 (176 Street), against the Langley border. It has two distinct halves: a large light-industrial district north of Highway 1, and a rural/low-density residential pocket ("South Port Kells") south of the highway. The City's economic arm profiles Port Kells as one of Surrey's major industrial areas (781 acres, roughly 610 businesses, mainly light industrial IL zoning).
  • Nearby areas: Tynehead and Fleetwood (west/southwest), Guildford (west), Walnut Grove in the Township of Langley (east), Anniedale-Tynehead (immediately south, Neighbourhood Concept Plan in preparation).
  • Where condo stock concentrates: nowhere — there is no condo shelf. The residential stock is single-detached houses on suburban and larger rural lots plus cluster housing shown in the South Port Kells Land Use Plan, predominantly freehold; north of Highway 1 the land is industrial buildings, not housing.
  • Schools: Port Kells Elementary (K–7) at 19076 88 Avenue, School District 36 (Surrey); the current school building opened in 1907 and is on the Canadian Register of Historic Places. A locator run for 19076 88 Avenue returned Port Kells Elementary and Ecole Salish Secondary. Catchments are address-based — confirm other addresses in the locator.
  • Highway 1, Highway 15 (south to the U.S. commercial border crossing) and Highway 17 / South Fraser Way run through or beside the area. The Barnston Island Ferry (free, provincial inland ferry, roughly 5-minute on-demand crossing, capacity ~6 vehicles) departs from the foot of 104 Avenue across Parson's Channel.
  • Recreation and shopping: no civic recreation centre and no retail centre in Port Kells itself; Tynehead Regional Park (Metro Vancouver) borders the area to the west, and the nearest full shopping is in Guildford and Langley's Walnut Grove.

Local rules that affect condo buyers in Port Kells

  • City plan and zoning: Surrey 2050 Official Community Plan, Bylaw No. 21900 (adopted June 15, 2026) is Surrey's current OCP — Bylaw No. 18020 is superseded and must not be cited as current. Area-level guidance is the adopted South Port Kells Land Use Plan; North Port Kells is primarily light industrial (IL) zoning. Surrey publishes Port Kells-specific Development Cost Charges (2025 Port Kells Industrial DCCs and Commercial DCCs, separate from city-wide rates) — a real line item for any industrial or commercial purchase with development intent.
  • ALR rules govern the south pocket's farm parcels: the South Port Kells plan maps ALR boundary lands through the residential pocket; ALR status changes what a buyer can build, and ALC housing rules generally allow one residence per parcel (principal residence 500 m² or less, secondary suite only inside the principal residence). Check the ALR boundary on any south-side parcel before pricing in a second dwelling.
  • Surrey suites rule: a secondary suite in Surrey is capped at 40% of the principal dwelling's habitable area — the suite rule that applies if a South Port Kells house (or any Surrey house a buyer chooses instead of a condo) is bought with suite income in mind; ALR parcels follow the ALC rule above instead.

Good to know about Port Kells condos

  • One name, two unrelated markets, split by a highway. North of Highway 1: an IL-zoned industrial district with its own DCC schedule and roughly 610 businesses. South of it: a rural-residential pocket under a separate adopted land use plan, with ALR parcels woven through it. A "Port Kells" search has to be split by highway side before it means anything.
  • The school is a heritage building. Port Kells Elementary's current building opened in 1907 and is on the Canadian Register of Historic Places — the old village core around 88 Avenue is the residential pocket's historic centre, in a sub-area otherwise defined by warehouses.
  • Surrey replaced its OCP in 2026. Surrey 2050, Bylaw No. 21900 (adopted June 15, 2026), is the current plan — packages and older guides citing Bylaw 18020 are citing a superseded bylaw.

The province-wide rules are on one page: BC condo buying rules.

Sources for the condo notes on Port Kells

Townhome complexes in Port Kells

Streets, schools and transit near Port Kells townhomes

  • The residential stock is single-detached houses on suburban and larger rural lots plus cluster housing shown in the South Port Kells Land Use Plan, predominantly freehold; north of Highway 1 the land is industrial buildings, not housing.
  • Schools (SD36; Ministry-listed names): Port Kells Elementary (K–7) at 19076 88 Ave serves the area; the current school building opened in 1907 and is on the Canadian Register of Historic Places. Catchments are address-based — that chain is settled for the test address only.

Local rules that affect townhome buyers in Port Kells

  • Form B diligence (any strata purchase — stated as the governing frame; there is no known Port Kells strata to request one from today): Strata Property Act s. 59 — the Form B states the lot's monthly strata fees, amounts owing, approved special levies still payable, the CRF balance and an insurance summary, with the rules, current budget, any Rental Disclosure Statement and the most recent depreciation report attached; provided within 7 days, maximum $35 plus up to 25 cents per page. It governs any strata purchase a buyer makes instead in Guildford/Fleetwood, and any future strata product here.
  • A fee-simple home carries no strata, no Form B and no strata fees; municipal rules (Surrey Zoning Bylaw No. 12000) plus any registered covenants or homeowners' association govern instead.
  • ALR frame: ALR lands run through the South Port Kells residential pocket. ALR residences cannot be stratified (ALC Bulletin 09 s. 6; Strata Property Act s. 239). ALC housing caps: a principal residence of 500 m² or less; a secondary suite only inside the principal residence; an additional residence of 90 m² or less on parcels of 40 ha or less, or 186 m² or less on parcels over 40 ha, under the ALC's rules or with approval. Check the ALR boundary on any south-side parcel before pricing in a second dwelling.
  • Secondary suites (Surrey, off-ALR parcels): one secondary suite may be permitted in a single family, semi-detached or duplex dwelling, capped at 40% of the principal dwelling unit's habitable floor area under Zoning Bylaw No. 12000, one per unit, not a separate strata lot, and never inside a coach house or garden suite. ALR parcels follow the ALC rule above instead.

Good to know about Port Kells townhomes

The province-wide rules are on one page: BC townhome buying rules.

Sources for the townhome notes on Port Kells

Lots and land in Port Kells

North Port Kells

  • Character, as the City states it: North Port Kells is primarily light industrial zoning (IL) with manufacturing, construction and wholesale/distribution concentrations — roughly 610 businesses across a 781-acre industrial area profiled by the City as one of Surrey's major industrial areas. The stock is warehouses, work yards and industrial buildings on fee-simple industrial parcels; it is employment land, not housing land of any form.
  • Port Kells-specific DCCs: Surrey publishes Port Kells-specific Development Cost Charges (2025 Port Kells Industrial DCCs and Commercial DCCs, listed separately from city-wide rates) — a real line item in any industrial land purchase with development intent, confirmed early in a pro forma.
  • Servicing, as stated: the industrial district is City-serviced employment land on the City profile.

South Port Kells

  • Character, as the plan states it: the residential stock is concentrated in South Port Kells — single-detached houses on suburban and larger rural lots, plus cluster housing shown in the adopted South Port Kells Land Use Plan. "Cluster housing" in that plan is a plan designation for the pocket, not a named strata complex or a lot offering.
  • Lot sizes: standard suburban lots to multi-acre rural/ALR parcels in the south pocket.
  • Tenure: The old village core around Port Kells Elementary (the school dates to 1907) carries mixed older stock with newer suburban builds at the edges.
  • Serviced vs unserviced: parcel-level servicing (municipal water/sewer vs well/septic) on the rural south side is not stated parcel by parcel.

Assemblies / plan ground

  • Anniedale-Tynehead, immediately south: a Neighbourhood Concept Plan now in preparation, planned for a mix of industrial, commercial and residential growth, which the City expects to increase land availability next to Port Kells. That is plan ground in preparation — it will change traffic, servicing and land values on Port Kells' south edge as it advances, but no part of it is a current lot offering documented here.
  • Barnston Island ground is not documented here

Local rules that affect land buyers in Port Kells

  • City plan and zoning: Area-level guidance is the adopted South Port Kells Land Use Plan; North Port Kells is primarily light industrial (IL) zoning under Surrey Zoning Bylaw No. 12000.
  • SSMUH / subdivision potential (Surrey, as the City states it): Zoning Bylaw No. 12000's SSMUH framework (in force since July 8, 2024) allows a maximum of 3 units on lots smaller than 280 m², 4 units on lots larger than 280 m², and up to 6 units on eligible lots of at least 281 m² within 400 m of a frequent bus stop, on eligible lots under 4,050 m² within the Urban Containment Boundary — permissions that do not override ALR status on a farm parcel. The City states the SSMUH changes do not retroactively legalize a secondary suite or coach house built without permits.
  • Subdivision and servicing — Bylaw No. 8830 (1986):
  • Streamside setbacks: Surrey's streamside setbacks sit in Part 7A of Zoning Bylaw No. 12000, varying by stream class — no single riparian figure is ever stated for a Port Kells parcel; the applicable setback is read off Part 7A for the watercourse class on the specific lot.
  • ALR residences cannot be stratified. ALC residence caps: principal residence ≤500 m²; a secondary suite only inside the principal residence; an additional residence of 90 m² or less on parcels of 40 ha or less, or 186 m² or less on parcels over 40 ha, under the ALC's rules or with approval. Check the ALR boundary on any south-side parcel before pricing.
  • A bare-land strata lot is strata tenure — Form B under SPA s. 59 on resale; depreciation reports every five years for stratas with five or more lots since July 1, 2024; at least 10% CRF contribution since November 1, 2023; rental-restriction bylaws void since November 24, 2022; only 55+ age bylaws valid (SPA ss. 123.1/123.2 + Regulation 7.01, May 1, 2023 exemptions). On ALR parcels the stratification bar above governs first.

Good to know about Port Kells lots

  • The ferry is small and on demand. The Barnston Island Ferry at the foot of 104 Ave is a free, roughly 5-minute crossing on a small barge (capacity ~6 vehicles) within posted hours — a lifestyle plus for neighbours, not a commuting route to oversell.

The province-wide rules are on one page: BC land buying rules.

Sources for the land notes on Port Kells

Duplexes and half duplexes in Port Kells

Local rules that affect duplexes in Port Kells

  • One secondary suite may be permitted in a single family, semi-detached or duplex dwelling, capped at 40% of the principal dwelling unit's habitable floor area under Zoning Bylaw No. 12000, one per unit, not a separate strata lot, and never inside a coach house or garden suite. ALR parcels follow the ALC rules instead.

The province-wide rules are on one page: BC duplex and half-duplex buying rules.

Sources for the duplex notes on Port Kells

What's nearby Port Kells

Times are from OpenStreetMap routing, November 2026.

Transit

  • No SkyTrain or West Coast Express station is located in Port Kells; the area's bus service is TransLink route 388.
  • Bus route 388 88 Avenue (TransLink) runs between Carvolth Exchange and 22nd Street Station via 88 Ave and 168 St, per TransLink's timetable.
  • Carvolth Exchange is the western terminus of the 388, per TransLink's timetable.

Parks and recreation

  • Port Kells Park, 19340 88 Avenue, Surrey, has an outdoor pool, softball diamonds and a playground, per the City of Surrey.

Schools

  • Port Kells Elementary, grades K-7, SD36 (Surrey), 19076 88 Ave; confirm the catchment with the district.

Sources for what’s nearby

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