Summary
This page shows South Surrey homes for sale listed above $1.8 million. At this level, buyers are often looking at larger lots, acreage near Elgin or Hazelmere, or homes near the water at Crescent Beach and Ocean Park. Each of these comes with its own checks: zoning, the Agricultural Land Reserve, wells and septic, and floodplain rules. Here's a plain guide to what I look at with buyers before they make an offer.
Getting to know South Surrey's larger properties
Where these homes tend to be
Higher-priced homes are spread across South Surrey. Elgin Chantrell, around Crescent Road and 137 Street, has large lots and acreage along the Nicomekl side. Hazelmere, around 16 Avenue and 184 Street, is rural country near the Little Campbell River that runs south toward the border. Morgan Creek and Grandview Heights have newer homes on urban lots. Crescent Beach and Ocean Park sit near the water on the west side.
Acreage and the RA zone
Many acreage homes in Surrey are zoned RA (Acreage Residential) under Surrey Zoning Bylaw 12000. The minimum lot is 4,050 m², with a minimum 50 m width and 60 m depth. An RA lot can have up to two dwelling units, and a coach house of 35 to 75 m², or up to 120 m² in some cases. Agricultural uses on RA land are limited to lots of 2 ha or more. Land zoned A-1 (General Agriculture) has larger minimums: 4 ha inside the ALR and 2 ha outside it, with one dwelling plus one suite. You can look up any lot's zone in the City's COSMOS mapping.
The Agricultural Land Reserve
A lot of eastern South Surrey is in the ALR, and ALR land comes with its own rules on homes, additional residences and other uses. A note on title isn't the final word on ALR status. The Agricultural Land Commission says to confirm status with its own map finder or by contacting the ALC.
Wells and septic
Some rural homes here are not on City water or sewer. If a home uses a well, the province's GWELLS database can show the well record. Septic systems fall under Fraser Health's rules, and I recommend an inspection of both before you buy. Keep in mind that lots without community water and sewer stay limited to two units, even under Surrey's newer multi-unit housing rules.
Floodplain and the waterfront
Crescent Beach is in a floodplain. New homes there must meet a flood construction level of 3.30 m GSC, and building below that level needs a Development Variance Permit and a restrictive covenant. Homes in the R2-O Oceanfront Residential Zone have their own rules in Part 14A of the bylaw. On the Mud Bay and Boundary Bay side, the City has been working on dyke and sea-dam upgrades, which is worth knowing about for low-lying land.
Neighbourhood plans
Older plans such as the Morgan Heights, Rosemary Heights and Douglas neighbourhood concept plans have been rescinded or superseded. Land use across South Surrey is now guided by the Surrey 2050 Official Community Plan, so check that plan for any property you're thinking about.
Schools and services
South Surrey's secondary schools include Semiahmoo Secondary (1785 148 Street), Earl Marriott Secondary (15751 16 Avenue), Elgin Park Secondary (13484 24 Avenue) and Grandview Heights Secondary (16987 25 Avenue). Catchment is set by address through the Surrey Schools School Locator. On the Surrey Schools boundary map, most of Elgin Chantrell is Chantrell Creek Elementary and Elgin Park Secondary. Hazelmere is Douglas Elementary, with Earl Marriott or Grandview Heights Secondary depending on the street. Near Crescent Beach, Crescent Park and Ocean Cliff Elementary both feed Elgin Park Secondary in the district's families of schools. Peace Arch Hospital (15521 Russell Avenue, White Rock) and the South Surrey Urgent and Primary Care Centre (120-1711 152 Street) serve the area.
Parks
Crescent Beach and Crescent Park, Darts Hill Garden Park, Dogwood Park, Redwood Park and Sunnyside Acres Urban Forest are all within a short drive.
Market information
For current figures, see my Fraser Valley Market Stats page.
South Surrey Homes Over $1.8M FAQs
What's the minimum lot size for acreage in Surrey?
Under the RA zone, the minimum is 4,050 m², at least 50 m wide and 60 m deep.
Can I build a coach house on an acreage?
Often, yes. RA lots allow a coach house of 35 to 75 m², or up to 120 m² in some cases. Check the zone in COSMOS first.
How do I know if a property is in the ALR?
Use the Agricultural Land Commission's map finder or contact the ALC. A note on title isn't the final word.
What should I check on a home with a well and septic?
Look up the well in GWELLS, review Fraser Health's septic rules, and have both inspected before your subjects come off.
What do I need to know about Crescent Beach homes?
They're in a floodplain with a 3.30 m GSC flood construction level, and many are in the R2-O Oceanfront Residential Zone.
Are the old neighbourhood plans still in effect?
No. Plans like Morgan Heights, Rosemary Heights and Douglas were rescinded or superseded, and the Surrey 2050 OCP now guides land use.
Which secondary schools serve South Surrey?
Semiahmoo, Earl Marriott, Elgin Park and Grandview Heights Secondary. Check the School Locator for a specific address. Most of Elgin Chantrell is Chantrell Creek Elementary and Elgin Park Secondary, Hazelmere is Douglas Elementary, and the Crescent Beach schools feed Elgin Park Secondary. Check the School Locator.
Nearby areas & related pages
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Call or text me at 604-928-1361, or send me a message.
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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.