Park
City parkRoyal Heights Park
- Address
- 9797 115A Street
- Has
- About 2.2 hectares of forest and open field, with trails
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Neighbourhood guide · City of Surrey · Whalley and City Centre
Living in Royal Heights
Royal Heights is an MLS® area in northwest Surrey, around Royal Heights Park near 96 Avenue and Scott Road (120 Street). Between 96 and 102 Avenue it meets Cedar Hills along Scott Road. The park was set up in the mid-1960s, when the streets around it were first built.
Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 13, 2026. I have worked in Fraser Valley 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 Surrey and Surrey Schools.
General information only. Not legal, planning or financial advice. Confirm zoning, plan designations and school catchments before you buy or sell.
Free property check
Looking at a home in Royal Heights?
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 604-928-1361 or email jaredgibbons@royallepage.ca.
Quick facts
Royal Heights at a glance
School
K-7Royal Heights Elementary
- Address
- 11665 97 Avenue
- Grades
- Kindergarten to 7
Transit
RapidBusR6 Scott Road
- Route
- Runs from Scott Road Station to Newton Exchange
Homes for sale
Homes for sale in Royal Heights
Royal Heights is in northwest Surrey, around Royal Heights Park, and meets Cedar Hills along Scott Road (120 Street). On April 13, 2026, Council rezoned the Royal Heights Park neighbourhood from its own CD zone to R3 Urban Residential.
Browse the latest Royal Heights MLS® listings. Listings are updated regularly so you can view current prices, photos and full property details. Royal Heights Elementary is at 11665 97 Avenue, and the R6 RapidBus runs on Scott Road.
Thinking about buying or selling in Royal Heights? Call or text Jared Gibbons at 604-928-1361. Explore Surrey homes for sale, nearby Cedar Hills, and our guide to buying a home in BC.
Before you buy, read my Royal Heights neighbourhood guide for schools, parks, transit and what to check on a lot.
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11342 River Road, Surrey, BC V3V 2V6 – MLS R3173847
11342 River Road Surrey V3V 2V6 
$1,998,000Residential- Status:
- Active
- MLS® Num:
- R3173847
- Bedrooms:
- 10
- Bathrooms:
- 9
- Floor Area:
- 5,288 sq. ft.
Like Brand New, Luxury & CUSTOM BUILT, 10 BED 9 BATH, 5288 sqft living space, 3 Storey Beautiful Home! Main floor features Spacious & Inviting living room with huge windows to Enjoy the River & Mountain View, Contemporary Kitchen w/ Elegant Cabinetry & Large Island and Spice Kitchen. RADIANT HEAT & AIR CONDITIONING. Upstairs, 4 Large ENSUITE Bedrooms include Primary w/ 5 piece Luxury Ensuite. Downstairs features 3 RENTAL SUITES **(2+2+1)** Great for MORTGAGE HELPER! Basement also has a Guest bedroom for convenience. Amazing MOUNTAIN, RIVER & CITY VEIWS. Central location with easy access to Both Bridges, the Highway and SkyTrain. Book your private showing today! More detailsListed by RE/MAX City Realty
- JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
11689 96a Avenue, Surrey, BC V3V 2A2 – MLS R3172568
11689 96a Avenue Surrey V3V 2A2
$2,449,900Residential- Status:
- Active
- MLS® Num:
- R3172568
- Bedrooms:
- 12
- Bathrooms:
- 8
- Floor Area:
- 6,473 sq. ft.
Custom-built 3-level Royal Heights home with luxury finishes and a stunning MILLION DOLLAR VIEW! Ideal for growing or multi-generational families, featuring 2 primary bedrooms, a main-floor office, separate living, family and dining areas, plus a gourmet kitchen and wok kitchen. Includes two 3-bedroom basement suites (3+3) and a main-floor bachelor suite with ensuite and separate entrance. The home currently generates $5,400 per month in total rental income. Recent improvements include fresh interior paint, updated stove, updated wok kitchen landscaping and new interior finishes. Enjoy a fenced backyard and 2 decks for entertaining. Book your showing today! More detailsListed by RE/MAX Performance Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
11906 100 Avenue, Surrey, BC V3V 2W1 – MLS R3168783
11906 100 Avenue Surrey V3V 2W1
$1,299,000Residential- Status:
- Active
- MLS® Num:
- R3168783
- Bedrooms:
- 6
- Bathrooms:
- 5
- Floor Area:
- 2,554 sq. ft.
BEAUTIFUL & SOLID, BRIGHT, QUIET, FULLY RENOVATED , like new, from top to bottom, this spacious 6 bedrooms 5 baths house offers everything Buyers are looking for. Recent upgrades include metal roof, updated piping & electrical, hardy board siding, new windows, modern kitchen w/SS appls, new baths, large balcony, all new fence around the property. greenbelt. House facing Self-contained 2 bdr suite w/separate entrance, separate laundry. Private Sunny south facing entertaining backyard w/ large Gazebo, storage - shed. Lane access, 2 car tandem garage (space to put double garage) RV parking and much more. Open house Sunday Sept 27, 2-4 pm. More detailsListed by Royal LePage West Real Estate Services - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
11344 River Road, Surrey, BC V3V 2V6 – MLS R3167495
11344 River Road Surrey V3V 2V6
$1,949,000Residential- Status:
- Active
- MLS® Num:
- R3167495
- Bedrooms:
- 9
- Bathrooms:
- 8
- Floor Area:
- 5,141 sq. ft.
Featuring luxurious living in a spacious 9-bedroom, 8-bathroom home, offered vacant for immediate possession. The bright, open-concept layout is filled with natural light and showcases beautiful river and mountain views from the main living area and front balcony. The lower level includes a 2-bedroom suite with separate entry, ideal for extended family or mortgage support. Ample parking and convenient access to highways, transit, schools, and shopping! More detailsListed by SRS Panorama Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
9709 Crown Crescent, Surrey, BC V3V 2T7 – MLS R3166328
9709 Crown Crescent Surrey V3V 2T7 OPEN HOUSE: Oct 17, 202602:00 PM - 04:00 PM PDTOpen House on Saturday, October 17, 2026 2:00PM - 4:00PM
$1,600,000Residential- Status:
- Active
- MLS® Num:
- R3166328
- Bedrooms:
- 5
- Bathrooms:
- 4
- Floor Area:
- 3,136 sq. ft.
Beautifully maintained and extensively updated home offering 5 bedrooms and 3.5 bathrooms in an exceptional view location just steps from Royal Heights Park. Functional layout features a main floor bedroom with ensuite, perfect for guests or extended family. Upstairs offers 4 spacious bedrooms, including a stunning primary retreat with heated ensuite floors and a soaker tub. Updates include the kitchen, bathrooms, flooring, fresh paint and a new hot water tank. Bonus spice kitchen and central A/C for year-round comfort. Enjoy the low-maintenance turf yard, putting green and multisport court tiles. Incredible 5' crawl space provides abundant storage or an amazing kids' play area. Simply move in and enjoy the spectacular city, mountain and river views! More detailsListed by RE/MAX Performance Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
11378 River Road, Surrey, BC V3V 2V6 – MLS R3165917
11378 River Road Surrey V3V 2V6
$1,299,888Residential- Status:
- Active
- MLS® Num:
- R3165917
- Bedrooms:
- 9
- Bathrooms:
- 5
- Floor Area:
- 2,848 sq. ft.
BEAUTIFUL FRASER RIVER VIEWS on an approximately 8,200 SQFT LOT! Spacious 3-storey home offering 9 bedrooms and 5 bathrooms, ideal for a large family, investor or future building plans. The home has seen several updates over the years and features generous living and dining areas, a large kitchen, bamboo flooring, fireplace, patio and deck. Upstairs offers 5 bedrooms and 3 bathrooms, while downstairs features TWO 2-BEDROOM SUITES with $3500 in rent. providing excellent mortgage-helper potential. Conveniently located near Scott Road Station, schools, shopping, Highway 17 and Pattullo Bridge, with easy access to Richmond, Burnaby, New Westminster and beyond. A great home to live in, rent out or hold for the future. More detailsListed by Oakwyn Realty Ltd. - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
26 11860 River Road, Surrey, BC V3V 2V7 – MLS R3164612
26 11860 River Road Surrey V3V 2V7
$849,000Residential- Status:
- Active
- MLS® Num:
- R3164612
- Bedrooms:
- 4
- Bathrooms:
- 4
- Floor Area:
- 2,389 sq. ft.
STRANG TEAM presents a rarely available 4 bed, 4 bath corner townhouse with almost 2,400 sq. ft. of space, because sometimes the best family feature is simply not hearing everyone at once. The primary bedroom is on the main, upstairs offers bedrooms plus office space, and downstairs adds a rec room, bedroom, full bath and separate entry. Head to the top floor for mountain views and a look toward the Pattullo Bridge, your reward for climbing the stairs. Parking for 3 cars means fewer driveway negotiations and less “whose keys are these?” Cypress Ridge keeps shopping, recreation and essentials close by, while the flexible layout gives everyone room to work, relax and take five. Big rooms, useful spaces, and fewer reasons to argue over the remote. Watch the tour on our YouTube channel. More detailsListed by Oakwyn Realty Encore - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
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9928 116 Street, Surrey, BC V3V 4A4 – MLS R3164041
9928 116 Street Surrey V3V 4A4 OPEN HOUSE: Oct 17, 202602:00 PM - 04:00 PM PDTOpen House on Saturday, October 17, 2026 2:00PM - 4:00PM
$1,449,000Residential- Status:
- Active
- MLS® Num:
- R3164041
- Bedrooms:
- 6
- Bathrooms:
- 4
- Floor Area:
- 2,824 sq. ft.
ROYAL HEIGHTS, OPPORTUNITY AWAITS! Situated in a great neighbourhood on a quiet street, PRIDE OF OWNERSHIP is evident throughout this 6 BD 4 BA Royal Heights GEM. Main floor boasts plenty of living space making it ideal for entertaining and features a large outdoor patio and deck with CITY & MOUNTAIN VIEWS. Above highlights 4 large bedrooms and 2 full baths. Master is complete with walk-in-closet and ensuite. BONUS: 2 Bed, 1 Bath suite with separate side entry is the perfect mortgage helper. Enjoy the private backyard and patio surrounded by mature hedges and beautiful landscaping. Central location - close to all amenities and major routes. More detailsListed by Royal LePage Global Force Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
9720 Townline Diversion, Surrey, BC V3V 2T2 – MLS R3164045
9720 Townline Diversion Surrey V3V 2T2
$1,148,000Residential- Status:
- Active
- MLS® Num:
- R3164045
- Bedrooms:
- 6
- Bathrooms:
- 3
- Floor Area:
- 2,066 sq. ft.
Located in the established and desirable Royal Heights neighbourhood of Surrey, this property offers an exceptional combination of SPACE, LOCATION, INCOME & FUTURE POTENTIAL. Situated on an approximately 7,200 SQ.FT. LOT, this detached home is an excellent opportunity for FIRST-TIME HOME BUYERS, INVESTORS & BUILDERS. Enjoy attractive rental income today while holding for the future, or explore the potential to build a DUPLEX or NEW DREAM HOME with amazing views. A great HOLDING PROPERTY close to schools, parks, transit, shopping and major commuter routes. Whether you choose to LIVE, RENT, HOLD OR BUILD, the possibilities are exciting. Open House Sunday, Oct 4th 12-2pm. Come See Us! More detailsListed by Sutton Group-West Coast Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
11361 96 Avenue, Surrey, BC V3V 1V7 – MLS R3164004
11361 96 Avenue Surrey V3V 1V7
$1,399,000Residential- Status:
- Active
- MLS® Num:
- R3164004
- Bedrooms:
- 7
- Bathrooms:
- 4
- Floor Area:
- 3,300 sq. ft.
Beautifully renovated home on a 8,262 SF lot with desirable North Shore mountain views and convenient back lane access. Zoned R3, offering excellent future development or investment potential. This move-in-ready home features modern updates throughout, including a chef’s kitchen with stainless steel appliances, range, butcher block, cherry wood cabinetry with built-in wine rack, granite countertops and slate backsplash. Additional updates include oak flooring. Enjoy the oversized deck with stunning mountain and water views. Conveniently located close to transportation, schools, shopping and everyday amenities. A great opportunity for homeowners, investors and developers alike! More detailsListed by eXp Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
11443 Royal Crescent, Surrey, BC V3V 6V5 – MLS R3162769
11443 Royal Crescent Surrey V3V 6V5
$1,268,000Residential- Status:
- Active
- MLS® Num:
- R3162769
- Bedrooms:
- 3
- Bathrooms:
- 4
- Floor Area:
- 3,177 sq. ft.
Panoramic Views! - Custom built 3 level home, meticulously well maintained home with 3 bedrooms and 4 bathrooms. First time on market. The spacious kitchen is designed for entertaining, flowing seamlessly to a large patio where you can take in stunning water, city, and mountain views from this exceptional property. The flexible layout provides potential for a 4th bedroom and or future suite. Pride of ownership shines throughout with key updates including a newer roof (2014), upgraded hot water tank and beyond. 6+ parking for multiple vehicles, RV, or boat, all situated on a quiet street. A rare opportunity to own an incredibly well built & cared-for home in a highly desirable location of Royal Heights. More detailsListed by RE/MAX Crest Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
9947 116a Street, Surrey, BC V3V 7K5 – MLS R3161386
9947 116a Street Surrey V3V 7K5
$1,199,000Residential- Status:
- Active
- MLS® Num:
- R3161386
- Bedrooms:
- 5
- Bathrooms:
- 3
- Floor Area:
- 2,721 sq. ft.
Centrally located 2,700 sq ft basement entry home situated on an 17,768 sq ft lot with mountain and city views. This property offers 5 bedrooms and 3 bathrooms. The upper floor features 3 large bedrooms, a generous kitchen with eating nook, spacious living room with fireplace, and a large sundeck. The lower level provides additional living space with 2 bedrooms, a full bathroom and large living area with gas fireplace. Double carport with plenty of additional parking. Convenient location close to schools, transit, shopping and easy access to Scott Road SkyTrain. More detailsListed by RE/MAX 2000 Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
Data was last updated October 15, 2026 at 01:40 AM (UTC)
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.
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Jared Gibbons – South Surrey Realtor
South Surrey Realtor | Homes for Sale, Condos & MLS Listings
Office Address:
#201, 15272 Croydon Drive
Surrey, BC, V3Z 0Z5
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.