Summary
This page shows South Surrey homes for sale listed under $1.8 million. In this range you'll see townhomes, half duplexes, rowhomes and some detached houses, mostly in Grandview Heights, around the Semiahmoo Town Centre and in the neighbourhoods along King George Boulevard. Surrey's newer housing rules have changed what can be built on many lots, so it helps to understand the zoning before you buy. Here's a simple guide.
Getting to know homes under $1.8M in South Surrey
Types of homes you'll find
- Townhomes: usually strata properties, often in Grandview Heights near 24 Avenue and 160 Street. The Loop by Gramercy Developments, at 2350 165 Street, is one townhome community built around a central park and the Loop Trail (developer source).
- Half duplexes: "South Surrey Half Duplexes" is a category on this site, not a neighbourhood. Many paired homes are in Surrey's R6 Semi-Detached Residential zone, which has a minimum lot of 200 m² for an interior lot and 226 m² for a corner lot, 7.2 m or 8.7 m wide and 28 m deep.
- Detached homes: many are on R3 Urban Residential lots. The minimum R3 lot is 560 m², 15 m wide and 28 m deep.
Named townhome communities include The Loop at 2350 165 Street by Gramercy (developer source), Greenway at the South Ridge Club at 2825 159 Street (City of Surrey planning report) and Brownstones at Morgan Crossing by Adera (developer source).
Surrey's small-scale multi-unit housing rules
Under the City's small-scale multi-unit housing rules, inside the Urban Containment Boundary: - R3 lots under 280 m² can usually have up to 3 units. - Lots from 280 m² to under 4,050 m² can have up to 4 units. - Eligible lots in Frequent Bus Stop Areas can have up to 6 units.
There are exemptions for hazard lands and for lots without community water and sewer. Older zone names have also changed: RF is now R3, RF-SD is now R6, and RM-D has been removed. If you see an old zone on a listing, check the current zone in COSMOS.
Neighbourhoods to look at
Grandview Heights has newer homes close to Grandview Corners and Morgan Crossing. The Semiahmoo Town Centre area around 152 Street has Semiahmoo Shopping Centre and the Semiahmoo Library. Sunnyside Park, King George Corridor and Pacific Douglas each have their own pages on my site with more detail.
Buying a strata townhome
If the home is a strata, read the Form B information certificate, the Form F, the bylaws and rules, and the depreciation report. Stratas with five or more lots must have one. Surrey also allows townhouse lock-off suites in the RM-15, RM-23 and RM-30 zones in transit-oriented and frequent-bus areas, so ask whether a complex has them. Disputes can go to the Civil Resolution Tribunal.
Getting around
Main roads include 16, 24 and 32 Avenue, King George Boulevard, and 152 and 160 Street, with Highway 99 on the west side. Routes 351, 352 and 354 connect South Surrey to Bridgeport Station and the Canada Line, and King George Boulevard BRT is planned between Surrey City Centre and Semiahmoo Town Centre.
Schools
Secondary schools include Semiahmoo (1785 148 Street), Earl Marriott (15751 16 Avenue), Elgin Park (13484 24 Avenue) and Grandview Heights (16987 25 Avenue). Elementary schools include Edgewood, Sunnyside and Pacific Heights in Grandview Heights. Catchment depends on the address. In Grandview Heights, the Surrey Schools boundary map shows mostly Pacific Heights or Edgewood Elementary and Grandview Heights Secondary, with Earl Marriott along the southern edge. Around the Semiahmoo Town Centre, H.T. Thrift and White Rock Elementary feed Semiahmoo Secondary, while Jessie Lee and Peace Arch feed Earl Marriott, so the address decides which.
Parks, recreation and health care
Grandview Heights has the Grandview Heights Aquatic Centre at 16855 24 Avenue, with Redwood Park and Darts Hill Garden Park close by. On the west side, the South Surrey Recreation & Arts Centre is at 14601 20 Avenue, and Sunnyside Acres Urban Forest and the Semiahmoo Trail are good for walks. Crescent Beach and Crescent Park are a short drive away. For health care, Peace Arch Hospital is at 15521 Russell Avenue in White Rock, and the South Surrey Urgent and Primary Care Centre is at 120-1711 152 Street.
Market information
Current numbers are on my Fraser Valley Market Stats page.
South Surrey Homes Under $1.8M FAQs
What kinds of homes are listed under $1.8M in South Surrey?
Mostly townhomes, half duplexes and some detached houses. The feed on this page shows what's available today.
Is "South Surrey Half Duplexes" a neighbourhood?
No. It's a site category for paired homes, many of which are in the R6 zone.
How many units can go on an R3 lot now?
Usually up to 3 on lots under 280 m², up to 4 on lots from 280 m² to under 4,050 m², and up to 6 in eligible Frequent Bus Stop Areas.
My listing says the zone is RF. What does that mean?
RF has become R3, and RF-SD has become R6. Check COSMOS for the current zone.
What's a lock-off suite?
It's a small suite within a townhouse that can be locked off from the main home. Surrey allows them in some RM zones near transit.
What should I review before buying a townhome?
The Form B, the Form F, the strata bylaws and rules, and the depreciation report.
Are there townhome presales in South Surrey?
Developer sites list The Loop by Gramercy and The Boroughs by StreetSide in Grandview Heights. Ask me for what's current.
Nearby areas & related pages
Talk to me
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.