Rosemary Heights, South Surrey: Neighbourhood Guide
Updated · By Jared Gibbons, REALTOR®
Quick answer
Jared’s verdict: Rosemary Heights suits families who want parks and schools nearby, and buyers who want a townhome with a bit more room. The catch is you’ll still drive for most of those errands.
Quick facts · Within 1 km of Rosemary Heights Elementary
- Typical sale price
- Houses $1.84MTownhomes $790,000Condos $557,500
- Sold, Nov 2025 to Oct 2026
- 54 condos, 51 townhomes, 34 houses
Median prices from closed MLS® sales (Paragon).
In my words
Jared’s take on Rosemary Heights
- Who it suits
- Families who want parks and schools nearby, and buyers who want a townhome with a bit more room.
- What I’d tell a friend
- I’d tell a friend to look at Rosemary Heights if they want a quiet neighbourhood but still want to be close to everything. You’re a short drive from Morgan Crossing and Grandview Corners, so errands are easy. The catch is you’ll still drive for most of those errands. And if you’re looking at townhomes, pay attention to the layout and parking. Those two things make a bigger difference day to day than a few extra square feet.
- My tip
- My pick would be the streets around Rosemary Heights Elementary. I’d park on Rosemary Heights Drive and walk a few blocks around the school. If you’ve got kids, do it at pickup time. You’ll get a feel for which streets get busy and which ones stay quiet, even a block or two away.
Jared Gibbons, REALTOR® · 604-928-1361 · Ask me about Rosemary Heights
What works and what doesn’t in Rosemary Heights
What works
- Quiet, but close to Morgan Crossing and Grandview Corners. Jared
- Route 354 to Bridgeport Station on the Canada Line.
What doesn’t
- You still drive for most errands. Jared
- In a townhome, layout and parking matter more than a few extra square feet. Jared
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Rosemary Heights is the planned neighbourhood on the east side of Highway 99 in South Surrey, between the Nicomekl River to the north and Titman Creek to the south, with the Morgan Creek golf course on its east side. The City laid it out in the 1990s: a local area plan in 1994, then neighbourhood plans for Rosemary Heights Central (1996), Rosemary Heights West (1997) and the Rosemary Heights Business Park (2000). The City now calls all three areas largely built out, so almost every home that comes up for sale here is a resale.
You will not find Rosemary Heights as an area on MLS®. The board files its listings under Morgan Creek, the sub-area named after the golf course community next door, which is why searches and market reports blend the two. This guide looks at Rosemary Heights on its own: the condo buildings along 36 Avenue and at Harvard Gardens, the 55+ community on Rosemary Heights Crescent, and the family streets around Rosemary Heights Elementary.
Homes for sale in Rosemary Heights
Because the board files Rosemary Heights under Morgan Creek, the live listings for both are on one search: Morgan Creek homes for sale. To narrow it to listings that name the neighbourhood school, use homes for sale near Rosemary Heights Elementary.
What homes near Rosemary Heights Elementary sold for
The board publishes nothing for Rosemary Heights alone, so the closest local measure is a 1 km circle around its school, which sits in the middle of the neighbourhood at 15516 36 Avenue. In the twelve months to October 31, 2026, 139 homes sold inside that circle: 54 condos, 51 townhomes and 34 detached houses. 109 of those sales were in the Morgan Creek sub-area and 30 in the neighbouring Grandview sub-area to the south, which the circle reaches.
| Home type | Sales | Median price | Middle half of prices | Median days to sell | Sold price vs list |
|---|---|---|---|---|---|
| Detached houses | 34 | $1,840,000 | $1,671,250 to $2,166,125 | 31 | 95.3% |
| Townhomes | 51 | $790,000 | $710,000 to $1,025,000 | 20 | 97.2% |
| Condos | 54 | $557,500 | $517,625 to $637,250 | 20 | 97.1% |
Source: Paragon MLS®, closed and pending sales by sold date, November 1, 2025 to October 31, 2026, within 1 km of the school in a straight line. A pending sale is firm but has not completed. Medians are shown where at least 5 homes of a type sold. How these figures are defined and sourced
Detached houses near the school sold at a median of $1,840,000, a little under the $1,960,000 median for the whole Morgan Creek sub-area, which includes the larger golf-course estates. Townhomes ($790,000) and condos ($557,500) were close to the sub-area medians of $785,000 and $552,500. Houses took longest to sell, at 31 days at the median, and sold for 95.3% of the asking price.
Quarter by quarter, the median for all home types together went $780,000 (November to January), $850,000 (February to April), $732,500 (May to July) and $710,000 (August to October). Those figures mix condos and houses, so a quarter with more condo sales reads lower. Price a home from the by-type rows instead.
Condos, townhomes and 55+ homes in Rosemary Heights
The apartment buildings sit on the west side of the neighbourhood, in two groups. Along 36 Avenue west of 152 Street are Edgewater, a gated community at 15195 36 Avenue built in 2013 above the Nicomekl River, and Tehama, at 3355 Rosemary Heights Drive, built in 2008. Near 32 Avenue and 151 Street is Harvard Gardens, which includes Kingston House and Prescott Commons.
Within the 1 km circle, Edgewater had the most condo sales over the year (13, at a median of $678,000), followed by Headwaters (8, $578,500), Prescott Commons (5, $525,000) and Harvard Gardens (5, $555,000). On the townhome side, Sundance led with 8 sales at a median of $681,950.
The 55+ homes you can buy are in the Carrington community on Rosemary Heights Crescent: The Carrington at 15500, Carrington at 15450 and Braemore at Carrington at 15425. Rosemary Heights Seniors Village, at 15240 34 Avenue, is a different kind of place: a seniors campus with independent living, assisted living and long-term care that you rent or are placed in, not a strata you buy into. Both are covered on the Morgan Creek 55+ homes page.
Schools in Rosemary Heights
The City lists two elementary schools for Rosemary Heights: Rosemary Heights Elementary (kindergarten to grade 7, 15516 36 Avenue) and Morgan Elementary (kindergarten to grade 7, 3366 156A Street), about half a kilometre apart. Addresses checked on Rosemary Heights Crescent and Morgan Creek Way were in the Grandview Heights Secondary catchment (16987 25 Avenue) for grades 8 to 12. The nearest independent school is Southridge School, kindergarten to grade 12, at 2656 160 Street, about 2 km away.
Surrey Schools sets the catchments and they can change, so check the exact address in the district’s school locator before you offer. More on the area’s schools: Schools in South Surrey and White Rock.
Parks in Rosemary Heights
- Rosemary Heights Park, 3501 154 Street: wide lawns and paths laid out like a traditional British common, with a picnic area. Its paths carry on east through Blumsen Park.
- Blumsen Park, 15473 34 Avenue: a playground and a large wooded area with forest trails, between Rosemary Heights Drive and 34 Avenue, just south of Rosemary Heights Elementary. It is named after Blumsen Avenue, the old name for 34 Avenue.
- Nicomekl Riverfront Park: a 3 km, 80-acre linear park the City is building along the south bank of the Nicomekl River, from Elgin Road to 40 Avenue. Most of it is still being designed and is closed. The fenced Nicomekl Dog Off-Leash Park, about an acre at 3435 150 Street, is open and is reached on foot from the pathway, with no parking.
- Morgan Creek Park, 3302 156A Street, on the golf-course side.
Getting around Rosemary Heights
- Route 354 (TransLink) runs between White Rock South and Bridgeport Station on the Canada Line, via 32 Avenue and 160 Street.
- Route 363 runs from Peace Arch Hospital to King George Boulevard at 32 Avenue, via 160 Street and 24 Avenue.
- Highway 99 runs along the west edge of the neighbourhood. Morgan Crossing and Grandview Corners, the main shopping areas, are a short drive south-east.
| To | How | Minutes | Distance (km) |
|---|---|---|---|
| Morgan Elementary | Walk | 11 | 0.8 |
| Morgan Creek Park | Walk | 12 | 0.9 |
| Walmart Supercentre, 2355 160 Street | Drive | 7 | 3.6 |
| White Rock Centre | Drive | 9 | 5.0 |
| Grandview Heights Secondary | Drive | 10 | 6.0 |
Measured November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed foot paths for walking).
Before you buy in Rosemary Heights
- Walk the street at school drop-off or pickup. The streets beside Rosemary Heights Elementary and Blumsen Park are busy for half an hour twice a day, and a block or two away they are quiet.
- Look at what is behind the lot. The City notes a river, fish-bearing creeks and rare wetland habitat in Rosemary Heights, and a home that backs onto a creek or the Nicomekl can have setbacks that limit fences, decks and additions. Ask the City before you plan a project.
- If the home is close to Highway 99, go back at rush hour to hear it.
- For a townhome or condo, read the strata minutes, Form B and depreciation report before you remove subjects, and compare fees by strata plan, since some complexes share a name across several plans.
- The Rosemary Heights neighbourhood plans were rescinded when the Surrey 2050 Official Community Plan came in, so a rezoning nearby is now judged against the OCP. Check for development applications near the address.
The Surrey-wide rules on property tax, zoning, suites and flood mapping are on one page: buying a home in Surrey: the rules. Strata checks are in BC townhome buying rules and BC condo buying rules.
Nearby neighbourhood guides
Sources for the Rosemary Heights guide
- City of Surrey City of Surrey: Rosemary Heights neighbourhood plans (opens in a new tab)
- City of Surrey City of Surrey: Rosemary Heights Park (opens in a new tab)
- City of Surrey City of Surrey: Blumsen Park (opens in a new tab)
- City of Surrey City of Surrey: Nicomekl Riverfront Park (opens in a new tab)
- Surrey School District Surrey Schools: Rosemary Heights Elementary (opens in a new tab)
- TransLink TransLink route 354 timetable (opens in a new tab)
- TransLink TransLink route 363 timetable (opens in a new tab)
Common questions
Is Rosemary Heights part of Morgan Creek?
On MLS®, yes: the board files Rosemary Heights listings under the Morgan Creek sub-area. The City of Surrey treats Rosemary Heights as its own planned neighbourhood, west of the Morgan Creek golf course.
Where are the edges of Rosemary Heights?
The City describes Rosemary Heights as south of the Nicomekl River, east of Highway 99 and north of Titman Creek, with the golf course on its east side.
Are new homes being built in Rosemary Heights?
Very few. The City calls the neighbourhood largely built out, so most homes for sale are resales. Newer townhomes and condos nearby are mostly in Grandview Heights, to the south-east.
Is Rosemary Heights Seniors Village a 55+ strata?
No. It is a seniors campus with independent living, assisted living and long-term care that you rent or are placed in. The 55+ homes you can buy are in the Carrington community on Rosemary Heights Crescent.
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.
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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
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5 out of 5 stars
“I have bought a new house with Jared and he was very professional and knowledgeable always available to answer any questions I had but above all prepared and personable. I would highly recommend Jared.”
G.E. Google review
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5 out of 5 stars
“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
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