Office:  604-928-1361

Jared Gibbons – South Surrey Realtor

South Surrey Realtor | Homes for Sale, Condos & MLS Listings

Royal Heights Homes for Sale | Surrey BC MLS

Royal Heights is a small hilltop neighbourhood on the west side of North Surrey, just off Scott Road and above the Fraser. It's mostly detached houses on quiet, curving streets, and listings here don't come up often. This page shows what's for sale in Royal Heights now.

Quick intro: I'm a REALTOR® licensed since 2015, with more than $500M in sales. I'm in the Top 1% of Fraser Valley REALTORS®, and I take the same careful approach to small neighbourhoods like this one. Read my Royal Heights neighbourhood guide or compare all North Surrey homes for sale.

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1-12/21

  • 11342 River Road, Surrey, BC V3V 2V6 – MLS R3180684

    11342 River Road Royal Heights Surrey V3V 2V6
    Main Photo: 11342 River Road, Surrey, BC V3V 2V6 – MLS R3180684

    11342 River Road Surrey V3V 2V6 Royal Heights

    $1,888,000
    Residential
    Status:
    Active
    MLS® Num:
    R3180684
    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 details
    Listed by RE/MAX City Realty
    LISTING DETAILS
    JARED GIBBONS

  • 11344 River Road, Surrey, BC V3V 2V6 – MLS R3178162

    11344 River Road Royal Heights Surrey V3V 2V6
    Main Photo: 11344 River Road, Surrey, BC V3V 2V6 – MLS R3178162

    11344 River Road Surrey V3V 2V6 Royal Heights

    $1,899,000
    Residential
    Status:
    Active
    MLS® Num:
    R3178162
    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 details
    Listed by SRS Panorama Realty
    LISTING DETAILS
    JARED GIBBONS

  • 48 11860 River Road, Surrey, BC V3V 2V7 – MLS R3175284

    48 11860 River Road Royal Heights Surrey V3V 2V7
    Main Photo: 48 11860 River Road, Surrey, BC V3V 2V7 – MLS R3175284

    48 11860 River Road Surrey V3V 2V7 Royal Heights

    $849,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175284
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    2,617 sq. ft.
    Spacious 5-bedroom corner townhome at Cypress Ridge in Royal Heights, surrounded by nature, majestic mountain views, and conveniently close to all amenities. This home features 2,617 sq. ft. of open-concept living space, a double garage, and parking for 4 vehicles. Bright and airy, this end unit boasts large windows, spacious rooms, including a primary bedroom on main floor with an ensuite, huge shower, and walk-in closet. The living room features 9-ft ceilings, a cozy gas fireplace, and French doors leading to a balcony with north exposure and beautiful mountain views. The spacious kitchen offers stainless steel appliances & newer Cabinets. The complex's new roof has already been paid for. Enjoy a beautiful private backyard and patio, perfect for relaxing or entertaining. More details
    Listed by Century 21 Coastal Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 11883 River Road, Surrey, BC V3V 2V9 – MLS R3175290

    11883 River Road Royal Heights Surrey V3V 2V9
    Main Photo: 11883 River Road, Surrey, BC V3V 2V9 – MLS R3175290

    11883 River Road Surrey V3V 2V9 Royal Heights

    $2,399,888
    Residential
    Status:
    Active
    MLS® Num:
    R3175290
    Bedrooms:
    8
    Bathrooms:
    9
    Floor Area:
    6,380 sq. ft.
    EXCEPTIONAL LUXURY HOME! This magnificent 8-bedroom, 9-bathroom residence offers over 6,300 sq. ft. of beautifully designed living space, showcasing exceptional craftsmanship, quality finishes, and modern elegance throughout. Featuring a stunning open-concept layout, spacious living and dining areas, and a gourmet kitchen perfect for entertaining. All 4 bedrooms upstairs feature their own private ensuite bathrooms, offering ultimate comfort and privacy. A rare highlight is the 3 mortgage-helper suites, including 1 on the main floor and 2 on the lower level, providing excellent rental income potential. Enjoy breathtaking city skyline views, spectacular sunsets, and seamless indoor-outdoor living. An incredible opportunity for large families and investors More details
    Listed by Gilco Real Estate Services
    LISTING DETAILS
    JARED GIBBONS

  • 11689 96a Avenue, Surrey, BC V3V 2A2 – MLS R3172568

    11689 96a Avenue Royal Heights Surrey V3V 2A2
    Main Photo: 11689 96a Avenue, Surrey, BC V3V 2A2 – MLS R3172568

    11689 96a Avenue Surrey V3V 2A2 Royal Heights

    $2,449,900
    Residential
    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 details
    Listed by RE/MAX Performance Realty
    LISTING DETAILS
    JARED GIBBONS

  • 11906 100 Avenue, Surrey, BC V3V 2W1 – MLS R3168783

    11906 100 Avenue Royal Heights Surrey V3V 2W1
    Main Photo: 11906 100 Avenue, Surrey, BC V3V 2W1 – MLS R3168783

    11906 100 Avenue Surrey V3V 2W1 Royal Heights

    $1,298,500
    Residential
    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. Offer collapsed. Open house Sunday, November 1, 1-3 pm More details
    Listed by Royal LePage West Real Estate Services
    LISTING DETAILS
    JARED GIBBONS

  • 9709 Crown Crescent, Surrey, BC V3V 2T7 – MLS R3166328

    9709 Crown Crescent Royal Heights Surrey V3V 2T7
    Main Photo: 9709 Crown Crescent, Surrey, BC V3V 2T7 – MLS R3166328

    9709 Crown Crescent Surrey V3V 2T7 Royal Heights

    $1,600,000
    Residential
    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 details
    Listed by RE/MAX Performance Realty
    LISTING DETAILS
    JARED GIBBONS

  • 11378 River Road, Surrey, BC V3V 2V6 – MLS R3165917

    11378 River Road Royal Heights Surrey V3V 2V6
    Main Photo: 11378 River Road, Surrey, BC V3V 2V6 – MLS R3165917

    11378 River Road Surrey V3V 2V6 Royal Heights

    $1,299,888
    Residential
    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 details
    Listed by Oakwyn Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 26 11860 River Road, Surrey, BC V3V 2V7 – MLS R3164612

    26 11860 River Road Royal Heights Surrey V3V 2V7
    Main Photo: 26 11860 River Road, Surrey, BC V3V 2V7 – MLS R3164612

    26 11860 River Road Surrey V3V 2V7 Royal Heights

    $849,000
    Residential
    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 details
    Listed by Oakwyn Realty Encore
    LISTING DETAILS
    JARED GIBBONS

  • 9720 Townline Diversion, Surrey, BC V3V 2T2 – MLS R3164045

    9720 Townline Diversion Royal Heights Surrey V3V 2T2
    Main Photo: 9720 Townline Diversion, Surrey, BC V3V 2T2 – MLS R3164045

    9720 Townline Diversion Surrey V3V 2T2 Royal Heights

    $1,148,000
    Residential
    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 details
    Listed by Sutton Group-West Coast Realty
    LISTING DETAILS
    JARED GIBBONS

  • 9928 116 Street, Surrey, BC V3V 4A4 – MLS R3164041

    9928 116 Street Royal Heights Surrey V3V 4A4
    Main Photo: 9928 116 Street, Surrey, BC V3V 4A4 – MLS R3164041

    9928 116 Street Surrey V3V 4A4 Royal Heights

    $1,449,000
    Residential
    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 details
    Listed by Royal LePage Global Force Realty
    LISTING DETAILS
    JARED GIBBONS

  • 11361 96 Avenue, Surrey, BC V3V 1V7 – MLS R3164004

    11361 96 Avenue Royal Heights Surrey V3V 1V7
    Main Photo: 11361 96 Avenue, Surrey, BC V3V 1V7 – MLS R3164004

    11361 96 Avenue Surrey V3V 1V7 Royal Heights

    $1,399,000
    Residential
    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 details
    Listed by eXp Realty
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated November 4, 2026 at 04:10 AM (UTC)
Reciprocity Logo
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.

Written by Jared Gibbons, REALTOR®

What's nearby

Park and school

Royal Heights Park, at 9797 115A Street, is about 2.2 hectares and sits in the middle of the neighbourhood. Royal Heights Elementary is on 97 Avenue and is in the L.A. Matheson Secondary family. Check any address in the Surrey Schools School Locator.

Transit

The R6 RapidBus and route 319 run along Scott Road, and route 314 runs on 96 Avenue. Scott Road SkyTrain Station is a short bus ride north.

Zoning

Part of Royal Heights was in a site-specific CD zone that has been rezoned to R3. Zoning can differ from one lot to the next, so look the lot up in the City's COSMOS map before you plan changes. My Surrey zoning guide explains the zones.

Who Royal Heights suits

Royal Heights suits buyers who want a quiet street of houses, a park in the middle of the neighbourhood, and quick access to Scott Road for buses and shops. Because it's small, there's very little through traffic.

It may suit you less if you need lots of choice. Only a few homes come up at a time, so you may have to wait, or watch nearby areas too.

Selling in Royal Heights

With so few listings, a well-prepared Royal Heights home can get attention from buyers who have been waiting for this area. I'll help you get the zoning, permits and any updates in order so buyers have the facts they need. Then we'll set a price from recent nearby sales.

Watching the area

If you're not in a rush, I can set up an alert for Royal Heights only, so you hear about a new listing the day it's posted.

One more tip

Drive the streets on a weekday evening and on a Saturday. A small neighbourhood can feel quite different depending on the time.

My checklist for Royal Heights

  • Confirm the lot's current zone in COSMOS
  • Check slope and drainage on hillside lots
  • Ask for permits on suites and additions
  • See how far you are from the Scott Road bus stops

For more of the west side, check my North Surrey houses for sale page. Want to hear about the next Royal Heights listing? Call or text 604-928-1361.

Royal Heights FAQs

Where is Royal Heights?

On the west side of North Surrey, east of Scott Road, on the hill above the Fraser River.

What school serves Royal Heights?

Royal Heights Elementary, in the L.A. Matheson family. Check the School Locator for the exact address.

Is there a park in the neighbourhood?

Yes. Royal Heights Park, at 9797 115A Street, is about 2.2 hectares.

How is Royal Heights zoned?

Part of the area was rezoned from a CD zone to R3. Look up each lot in COSMOS.

Which buses serve Royal Heights?

The R6 and 319 on Scott Road, and the 314 on 96 Avenue.

Is Royal Heights near shopping?

Scott Road has shops and services a short drive or bus ride away. Inside the neighbourhood itself, it is almost all homes.

How often do Royal Heights homes come up for sale?

Not often, since it's a small neighbourhood. An alert is the easiest way to catch new listings.

Nearby areas & related pages

Reciprocity Logo 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.