Houses with Suites for Sale in Surrey
This search lists detached houses for sale in Surrey and North Surrey that have a suite, legal or marked unauthorized. The busiest areas by house sales were Fleetwood Tynehead (133), West Newton (95), Fraser Heights (94), East Newton (94) and Sullivan Station (86). Condos, townhomes and half duplexes are separate searches.
Of 946 detached houses that sold in Surrey between November 1, 2025 and October 31, 2026, 489 (52%) had a suite: 153 legal and 336 unauthorized. The legal-suite houses sold for a median of $1,605,000, 23% more than the $1,300,000 median for every Surrey house.
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What Surrey houses with suites sold for
| Measure | Legal suite | Unauthorized suite | All detached houses |
|---|---|---|---|
| Sales | 153 | 336 | 946 |
| Median price | $1,605,000 | $1,335,750 | $1,300,000 |
| Middle half of prices | $1,415,000 to $1,875,000 | $1,173,750 to $1,532,000 | $1,100,000 to $1,534,250 |
| Price per square foot | $413 | $441 | $464 |
| Median floor area | 3,968 sq ft | 3,100 sq ft | 2,720 sq ft |
| Median lot size | 6,381 sq ft | 7,214 sq ft | 7,200 sq ft |
| Median year built | 2014 | 1991 | 1989 |
| Median bedrooms | 7 | 6 | 5 |
| Houses with two or more kitchens | 97% | 97% | 58% |
| Days to sell | 35 | 34 | 33 |
| Sold price as a share of list price | 96.0% | 96.1% | 95.6% |
| Sales over the list price | 8% | 13% | 9% |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
The typical legal-suite house sits on 6,381 sq ft, against 7,200 sq ft for all Surrey houses. It has 3,968 square feet of floor area, against 2,720. 97% of legal-suite houses have two or more kitchens, compared with 58% of all houses. Unauthorized-suite houses were smaller at 3,100 square feet and a median $1,335,750.
Alongside suites, 85 Surrey houses had lane access, at a median of $1,235,000; 10 were marked as a coach or laneway house at $1,853,000; 6 had a second residence on the lot. These are separate flags in the same Paragon records, and a house can carry more than one.
| Period | Sales | Median price |
|---|---|---|
| November 2025 to January 2026 | 33 | $1,680,000 |
| February to April 2026 | 45 | $1,690,000 |
| May to July 2026 | 44 | $1,557,500 |
| August to October 2026 | 31 | $1,532,000 |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
| Price range | Legal suite | Unauthorized suite |
|---|---|---|
| $800,000 to $999,999 | 2 | 20 |
| $1,000,000 to $1,199,999 | 10 | 75 |
| $1,200,000 to $1,499,999 | 42 | 146 |
| $1,500,000 to $1,799,999 | 51 | 64 |
| $1,800,000 and over | 48 | 31 |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
99% of Surrey legal-suite houses sold for $1,000,000 or more, and 65% for $1,500,000 or more, against 94% of unauthorized-suite houses at $1,000,000 or more. The legal-suite median moved from $1,680,000 in the first period to $1,557,500 in May to July.
Surrey neighbourhoods with the most legal suites
Sullivan Station had the most legal-suite sales (23), then Fleetwood Tynehead (22) and East Newton (20). Where a median price is missing, fewer than 5 legal-suite houses sold.
| Neighbourhood | House sales | Legal suite sales | Share with a legal suite | Median price with a legal suite | Median price, all houses |
|---|---|---|---|---|---|
| Sullivan Station | 86 | 23 | 27% | $1,595,000 | $1,362,500 |
| Fleetwood Tynehead | 133 | 22 | 17% | $1,862,500 | $1,392,000 |
| East Newton | 94 | 20 | 21% | $1,552,500 | $1,353,065 |
| West Newton | 95 | 14 | 15% | $1,478,500 | $1,225,000 |
| Fraser Heights | 94 | 14 | 15% | $1,901,786 | $1,577,500 |
| Queen Mary Park | 46 | 11 | 24% | $1,690,000 | $1,182,500 |
| Bolivar Heights | 69 | 11 | 16% | $1,705,000 | $1,085,000 |
| Bear Creek Green Timbers | 81 | 10 | 12% | $1,567,500 | $1,272,000 |
| Panorama Ridge | 67 | 9 | 13% | $1,619,000 | $1,353,500 |
| Cedar Hills | 68 | 9 | 13% | $1,485,000 | $1,100,000 |
| Royal Heights | 22 | 5 | 23% | $1,370,000 | $1,138,250 |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
Surrey suite rules
Under Surrey’s Zoning Bylaw No. 12000, each single-family, semi-detached or duplex unit may have one secondary suite, and the suite’s habitable floor area cannot pass 40% of the principal unit. A suite is not allowed inside a coach house or garden suite, and it can’t be strata-titled on its own.
A suite built without a permit does not become legal because Surrey changed its zoning in July 2024. The City has said the new rules do not legalize unpermitted suites after the fact, and that is the line between the two columns in the table above.
The same July 2024 rules changed what a lot can hold. A lot under 280 square metres can take 3 units and a larger one 4, and an eligible lot of 281 square metres or more within 400 metres of a frequent bus stop can take as many as 6, so some suite houses are worth comparing as building sites.
The MLS® Home Price Index benchmark for a detached house in Surrey was $1,288,000 in October 2026, 8.9% down over twelve months. In North Surrey it was $1,254,500. The benchmark is the price of a typical house, not a median of sales.
Costs of a Surrey house with a suite
Surrey’s 2026 property tax rate is $3.42731 per $1,000 of assessed value. A legal suite adds $454.00 for water and $821.71 for sewer over the year, $1,275.71 together, and $172.04 for garbage. A house with no suite pays flat rates of $1,195 for water, $1,661 for sewer and $344.08 for waste.
Before you offer on a Surrey house with a suite
- Ask for the Surrey permit and final inspection for the suite. 336 of the 489 suite houses sold here were unauthorized, so the paperwork comes first.
- Ask whether the suite is on the City’s utility account. Surrey adds water, sewer and garbage charges for a legal suite.
- Measure the suite against the limit of 40% of the principal unit’s habitable area. On the median Surrey legal-suite house of 3,968 square feet, 40% comes to about 1,590 square feet.
- If a tenant lives in the suite, ask for the tenancy agreement and the rent; a tenancy usually carries on after a sale. Legal-suite houses took 35 days to sell, so there is time to ask.
- If the listing says unauthorized, compare the price with the $1,335,750 median for unauthorized-suite houses and the $1,605,000 median for legal ones, then decide whether to legalize the suite or remove it.
Estimate the payment on a Surrey house with a suite
The calculator starts at the Surrey legal-suite median of $1,605,000.
Surrey houses with suites: your questions answered
How much does a Surrey house with a suite cost?
The 153 houses with a legal suite that sold between November 1, 2025 and October 31, 2026 had a median of $1,605,000, with the middle half between $1,415,000 and $1,875,000. Every Surrey detached house had a median of $1,300,000.
What is the difference between a legal and an unauthorized suite in Surrey?
A legal suite is listed as Legal Suite or Licensed Suite, and an unauthorized one as Unauthorized Suite. 153 Surrey houses sold with a legal suite and 336 with an unauthorized one, which had a median of $1,335,750.
How big can a suite be in Surrey?
Up to 40% of the principal unit’s habitable floor area, with one suite for each single-family, semi-detached or duplex unit. It can’t be inside a coach house or garden suite.
Does a legal suite change a Surrey utility bill?
Yes. In 2026 a legal secondary suite adds $454.00 for water, $821.71 for sewer and $172.04 for garbage. A house without one pays flat rates of $1,195 for water and $1,661 for sewer.
Which Surrey neighbourhoods have the most houses with legal suites?
Sullivan Station had 23 legal-suite sales, Fleetwood Tynehead 22 and East Newton 20 between November 1, 2025 and October 31, 2026.
How fast do Surrey houses with a legal suite sell?
35 days at a median, closing at 96.0% of list, with 8% over the list price.
What Buyers & Sellers Say
Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.
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5 out of 5 stars
“I was going to write a long heartfelt message, because Jared has been so exceptional to work with, but to simply put it - if you want to sell your home, or buy a house, you are going to want to work with Jared…”
N.K. 27 Sep 2026 · Google review
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5 out of 5 stars
“My husband and I sought out Jared and his team, as we knew they had years of experience selling properties within the Langley/South Surrey/White Rock area and they came greatly recommended…”
S.S. Google review
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5 out of 5 stars
“We recently worked with Jared in the sale of our South Surrey home. Not only was Jared thorough, professional and great to work with, but he also seems to really care about his clients…”
K.B. Google review
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