Written by Jared Gibbons, REALTOR®
I help buyers compare South Surrey's upper-end neighbourhoods street by street. I've been a REALTOR® since 2015 and a member of the Fraser Valley Real Estate Board's Medallion Club for 10 straight years, which puts me in the top 1% of all Realtors in the Fraser Valley by FVREB sales. I'm #1 in South Surrey/White Rock by MLS points for 2025 and 2026 year to date, with more than $500M in sales.
Summary
This page shows South Surrey's upper-end homes, neighbourhood by neighbourhood. Each area has a different feel: Elgin has big treed lots near the Nicomekl, Morgan Creek and Grandview Heights have newer homes close to shops and schools, and Crescent Beach and Ocean Park are next to the water. Below is a quick tour of each one, plus the questions I get asked most.
Getting to know South Surrey's upper-end neighbourhoods
Elgin and Crescent Road
Elgin sits around Crescent Road and 137 Street, between 24 and 32 Avenue, with King George Boulevard, 144 Street and Highway 99 close by. Crescent Road is one of the oldest routes in the area and is listed on the Canadian Register of Historic Places. Many lots are large, and some are zoned RA (Acreage Residential), with a 4,050 m² minimum under Surrey Zoning Bylaw 12000. Chantrell Creek Elementary (2575 137 Street) and Elgin Park Secondary (13484 24 Avenue) are in the area. I cover it in more detail on my Elgin Chantrell page.
Morgan Creek
Morgan Creek is a newer neighbourhood in the centre of South Surrey, with Morgan Crossing in Grandview Heights close by. Lot-by-lot zoning varies, so I check each home in the City's COSMOS mapping. Older neighbourhood concept plans, including Morgan Heights and Rosemary Heights, have been rescinded or superseded, and the Surrey 2050 Official Community Plan now guides land use.
Grandview Heights
Grandview Heights runs from 16 Avenue to 28 Avenue on the east side of South Surrey. It has the Grandview Heights Aquatic Centre (16855 24 Avenue), Grandview Heights Secondary (16987 25 Avenue) and shopping at Grandview Corners at 160 Street and 24 Avenue. Redwood Park (17710 20 Avenue), with redwoods planted by Peter and Davis Brown, and Darts Hill Garden Park (1633 170 Street) are both in this part of South Surrey.
Crescent Beach and Ocean Park
Crescent Beach grew as a resort area after the Great Northern Railway arrived, and it still has a seaside village feel. Many homes are in the R2-O Oceanfront Residential Zone, and the area is a floodplain with a flood construction level of 3.30 m GSC. Ocean Park is just south of Crescent Beach, and Ocean Cliff Elementary is at 12550 20 Avenue. My White Rock and South Surrey page covers the waterfront rules in more detail.
Hazelmere
For buyers who want land, Hazelmere is rural South Surrey around 16 Avenue and 184 Street, near the Little Campbell River. Much of it is in the Agricultural Land Reserve, so I confirm ALR status with the Agricultural Land Commission's map finder.
On the Surrey Schools boundary map, most of Elgin is Chantrell Creek Elementary and Elgin Park Secondary, and most of Grandview Heights is Pacific Heights or Edgewood Elementary and Grandview Heights Secondary. Morgan Elementary in Morgan Creek feeds Grandview Heights Secondary, and Ocean Cliff and Ray Shepherd Elementary in Ocean Park feed Elgin Park Secondary.
Getting around and services
Highway 99 runs along the west side, with King George Boulevard and 152 Street as the main north–south roads. Routes 351 and 352 connect to Bridgeport Station via the South Surrey Park & Ride. Peace Arch Hospital (15521 Russell Avenue) and the South Surrey Urgent and Primary Care Centre (120-1711 152 Street) are both close.
What I check on upper-end homes
- The current zone in COSMOS, and what the zone allows for suites or a coach house.
- ALR status for rural properties.
- Well and septic records (GWELLS and Fraser Health rules) where a home isn't on City services.
- Floodplain rules for homes near Crescent Beach and Mud Bay, where the City has been working on dyke and sea-dam upgrades.
- For strata homes, the Form B, Form F, bylaws and depreciation report.
- What the Surrey 2050 OCP shows for the lot and the lots around it, so there are no surprises about future changes nearby.
Market information
For current prices and trends, see my Fraser Valley Market Stats page.
South Surrey Upper-End Homes FAQs
1. Which South Surrey neighbourhoods have larger lots? Elgin and Hazelmere have the most acreage and large lots. Some Elgin lots are zoned RA, with a 4,050 m² minimum.
2. Is Crescent Beach in a floodplain? Yes. New homes must meet a flood construction level of 3.30 m GSC.
3. Are the Morgan Heights and Rosemary Heights plans still in effect? No. They have been rescinded or superseded, and the Surrey 2050 OCP now guides land use.
4. Which secondary schools serve these neighbourhoods? Elgin Park, Semiahmoo, Earl Marriott and Grandview Heights Secondary are in South Surrey. Catchment depends on the address. Elgin and Ocean Park schools feed Elgin Park Secondary, and Grandview Heights and Morgan Creek schools feed Grandview Heights Secondary. Check the School Locator.
5. What's special about Redwood Park? It's a City heritage site, with tall redwoods planted by Peter and Davis Brown.
6. Can I add a coach house to an acreage? On RA lots, a coach house of 35 to 75 m² is allowed, or up to 120 m² in some cases.
7. How do I know if a rural property is in the ALR? Use the Agricultural Land Commission's map finder or contact the ALC directly. A note on title isn't the final word.
Nearby areas & related pages
Talk to me
Call or text me at 604-928-1361, or send me a message.
Selling? Get a free home evaluation and I'll tell you what your home could sell for.
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.