West Newton 55+ Homes for Sale

On this page (11 sections)

In West Newton, Surrey, the 55+ homes you can buy are Glenwood Village, Lakeview Estates and Newton Mobile Home Park (strata and manufactured-home park). The other seniors housing here, which you cannot buy into, is retirement residence or care and subsidized rental. This page names each building, says what type it is and what the sources show, and covers local rules and the questions buyers ask.

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55+ strata buildings you can buy in West Newton

Glenwood Village (Glenwood Village at Scottsdale) — 7156 121 St (West Newton)

Gated 55+ townhouse complex, freehold strata, plan NWS2768, built 1988, 86 homes, managed by Leonis Management per building data. MLS building data records "Age Restricted 55+", adult-oriented / gated / retirement community features, a clubhouse, recreation centre, guest suite, workshop and RV parking. Do not confuse it with the similarly named complex next door — see Glenwood Village Heights in "Checked and not 55+" below.

Lakeview Estates — 6090 W Boundary Drive (West Newton)

A small 55+ townhouse complex: MLS listings place it in West Newton and describe "55+ Lakeview Estates" as a small private complex of 20 adult-oriented homes beside a pond in Boundary Park, built 1986 per MLS property data, with the restricted age recorded as 55+. Its W Boundary Drive address sits at the Boundary Park edge it shares with the Panorama Ridge complexes in the Panorama Ridge notes — the MLS sub-area for this complex is West Newton, not Panorama Ridge.

55+ manufactured-home parks in West Newton

Newton Mobile Home Park — 6571 King George Blvd (West Newton)

An age-restricted (55+) manufactured-home community of 34 home sites on a land-lease (pad rental) basis, per a park directory; MLS listings for homes in the park place it in the West Newton sub-area and describe a "quiet 55+ community" / "55+ friendly community", subject to park approval, with no strata fees. The directory's lot-rent range is a directory figure that can change without notice — confirm the current pad rent and park rules with the park before writing an offer.

Rental, care and subsidized seniors housing in West Newton (not for sale)

  • PICS Assisted Living — 12075 75A Ave: Registered in BC's Assisted Living Registry (class SN, seniors), operator Progressive Intercultural Community Services Society. The Seniors Advocate records 49 publicly subsidized assisted-living units at this address as of March 31, 2025. Assisted living is a care service, not a housing product for buyers.
  • Guru Nanak Niwas (PICS Seniors Housing Complex) — 12075 75A Ave: PICS states its independent-living facility Guru Nanak Niwas has 77 units, that all units are subsidized by BC Housing, and that residents must be over 55 and have a low income; the complex operates with BC Housing and the Fraser Health Authority, with service in English and Punjabi. Same address as the PICS assisted-living residence above — independent subsidized rental on one side, subsidized assisted living on the other. Nothing here is for sale.

Streets, schools and getting around West Newton

  • West Newton is the Newton community land west of King George Boulevard toward the Delta border (Scott Road / 120 Street side), in the City of Surrey, including the Highway 99 industrial area at the south.
  • King George Boulevard is the east edge: East Newton is across it. Scottsdale / North Delta is west across Scott Road, Bear Creek Green Timbers is north, and the Serpentine & Nicomekl lowlands are south.
  • The Newton Town Centre at King George Blvd and 72 Ave is the City's designated town centre at the area's east edge; the Newton Recreation Centre is at 13730 72 Ave and the Newton Library at 13795 70 Ave.
  • SD36 schools: T.E. Scott Elementary, 7079 148 St, is inside the plan area on the King George side; Bear Creek Elementary, 13780 80 Ave, is at the north edge; Frank Hurt Secondary, 13940 77 Ave, is the area secondary east of King George Blvd. Catchments are by home address through the SD36 School Locator.
  • Transit: the R1 RapidBus runs on King George Boulevard (Newton Exchange to Guildford Exchange); the R6 Scott Road RapidBus runs on the area's west edge between Scott Road Station and Newton Exchange; routes 323 (via 124 St) and 364 (via 64 Ave) run through the area. No SkyTrain station is inside West Newton.
  • Health care: Surrey Memorial Hospital, 13750 96 Ave; Surrey-Newton Urgent and Primary Care Centre, 6830 King George Blvd.
  • Where the 55+ housing actually concentrates: the Scottsdale / 121 Street corridor at the west edge (Glenwood Village, 7156 121 St; Lakeview Estates on W Boundary Drive at the Boundary Park edge), one small manufactured-home park on King George Boulevard itself (Newton Mobile Home Park, 6571 King George Blvd), and one subsidized seniors complex on 75A Avenue (PICS, 12075 75A Ave).

Local rules and plans in West Newton

The rules that apply across Surrey (zoning, suites, strata, land and taxes) are on one page: buying a home in Surrey: the rules.

  • City zoning: Surrey Zoning Bylaw No. 12000: governs West Newton — residential zones R1–R6 in the neighbourhood portion and industrial zones in the Highway 99 industrial area at the south of the plan area.
  • Plans: within the West Newton NCP set, the City states West Newton South was rescinded by the Surrey 2050 Official Community Plan update and is no longer in effect; the Newton Town Centre Plan covers the King George Blvd / 72 Ave core.
  • Pad tenancy at Newton Mobile Home Park runs under the Manufactured Home Park Tenancy Act, not strata law: when a home in a park is sold, the existing pad tenancy agreement is assigned to the purchaser, and the park owner's consent process and pad-rent increase formula in that Act apply — see the province-wide mobile-home notes for the full rules. Surrey also has a Manufactured Home Park Policy for park redevelopment, and Surrey's Tenant Protection Bylaw, 2025, No. 21788 does not apply to property governed by the Manufactured Home Park Tenancy Act.
  • Flood check for south-end streets: the south end of West Newton falls toward the Serpentine & Nicomekl lowlands, the dyke-protected floodplain south of Newton, while the residential upland portion is outside that lowland floodplain — confirm a specific lot against City flood mapping.
  • Property taxes (city-wide, not area-specific): City of Surrey property taxes are due July 2, with a 5% penalty if not paid by midnight July 2 and a further 5% penalty after September 2.

BC’s 55+ rules (age bylaws, who may live in a unit, exemptions and rentals) apply in every strata and are on the BC 55+ strata rules page.

Good to know about West Newton

  • Two complexes on the same street carry almost the same name and opposite age rules. Glenwood Village (7156 121 St, NWS2768) is 55+; Glenwood Village Heights (6875 121 St, NWS3423) advertises no age restrictions. A search filtered on the name alone will mix the two — the strata plan number is the reliable separator.
  • Older descriptions of Glenwood Village say "45+". A building source describes the 7156 121 St complex as designed for adults 45+ — a pre-2022 description. Since Nov 24, 2022, a BC strata age bylaw below 55 is invalid, and the complex's MLS restricted-age field now records 55+.
  • Boundary Park's 55+ complexes are split between two sub-areas. Lakeview Estates (6090 W Boundary Drive) is filed by MLS under West Newton, while Lakewood Place and Lakewood Heights on the same drive are filed under Panorama Ridge — the same park-edge cluster appears on two different 55+ pages depending on the complex.
  • West Newton's subsidized seniors housing and its assisted living share one address and one operator. At 12075 75A Ave, PICS runs both the 77-unit subsidized independent-living building (Guru Nanak Niwas, over-55, low income) and a 49-unit publicly subsidized assisted-living residence — the local ladder from independent to assisted living without leaving the complex.
  • The King George Boulevard park is West Newton's only 55+ manufactured-home park, and it is small. Newton Mobile Home Park has 34 home sites — turnover, not a large resale pool, is the supply.
  • West Newton South is a rescinded plan. The City states that part of the West Newton NCP set was rescinded by the Surrey 2050 OCP update — density claims for lots near the 55+ complexes should be checked against the current OCP and Zoning Bylaw 12000, not the old plan.

More West Newton buildings the MLS marks as 55+

In West Newton, closed sales of these buildings carry the 55+ restricted-age field. Confirm each building's bylaw in its Form B before relying on it.

Buildings in West Newton the MLS marks as 55+
BuildingTypeTitleBuiltStoreysBuilding amenities
Glenwood Village ScottsdaleTownhomeStrata1988—Clubhouse

Sources

Facts on this page come from these public sources, read on November 1, 2026. Listing-level pages are not listed.

West Newton 55+ homes: your questions answered

Is Glenwood Village Heights the same as Glenwood Village?

No — and the difference is the whole point. Glenwood Village, 7156 121 St (NWS2768, 1988), is the 55+ gated complex. Glenwood Village Heights, 6875 121 St (NWS3423), states "no AGE RESTRICTIONS" in its current listings. Check the strata plan number on the listing and the Form B, not just the name.

What 55+ homes can I buy in West Newton?

Two strata townhouse complexes verified — Glenwood Village (7156 121 St) and Lakeview Estates (6090 W Boundary Drive, 20 homes) — plus manufactured homes on rented pads at Newton Mobile Home Park (6571 King George Blvd, 34 sites), where you own the home and rent the site.

The listing says rentals are not allowed at Glenwood Village. Is that still true?

Not for long-term rentals. Every strata rental-restriction bylaw in BC became invalid on Nov 24, 2022, even where MLS building data still records the old restriction. The tenant still has to satisfy the 55+ age bylaw or an exemption, and the strata can still restrict short-term rentals.

How does buying at Newton Mobile Home Park differ from buying a strata townhouse?

You buy the manufactured home and rent the pad it sits on — there are no strata fees, the purchase is subject to park approval, and your ongoing land cost is pad rent under the Manufactured Home Park Tenancy Act rather than a strata fee under the Strata Property Act.

Is the PICS housing on 75A Avenue something I apply for, or buy?

Apply — you cannot buy it. PICS states Guru Nanak Niwas is 77 independent-living units, all subsidized by BC Housing, for residents over 55 with a low income; the assisted-living side at the same address has 49 publicly subsidized units.

Are pets allowed?

Complex-by-complex. MLS data for Glenwood Village records pets allowed; listings at Newton Mobile Home Park state one pet is allowed, subject to park rules. Confirm the current bylaw or park rule for the specific complex before writing.

What transit serves the 121 Street complexes?

Two RapidBus corridors bracket West Newton — the R1 on King George Boulevard to Surrey Central Station and the R6 on Scott Road to Scott Road Station, both connecting to the Expo Line; routes 323 and 364 run through the area streets.

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.

  • 5 out of 5 stars

    “Thanks to Jared and team for the fantastic work on my recent purchase. You went the extra mile for me on every step of my home buying journey. I am grateful for your assistance, patience and expertise. Much appreciated”

    M.S. Google review

  • 5 out of 5 stars

    “Our experience with Jared was excellent! He was extremely helpful, very responsive, and simplified the buying process for us to make it stress free and enjoyable. I would highly recommend him to others and I would definitely use him again!”

    J.P. Google review

  • 5 out of 5 stars

    “We think Jared is the best and have chosen him four times for buying and selling. To say the least, he's helpful, hard-working, friendly and so knowledgeable!”

    N. Google review

More West Newton real estate

What's nearby, building by building

Times are from OpenStreetMap routing from each building’s address, November 2026.

  • Glenwood Village, 7156 121 St

    Transit
    Nearest bus exchange: Scottsdale Exchange, named on TransLink timetables for routes serving 72 Ave and 122 St. Route 301, TransLink: Newton Exchange to Brighouse Station via 122 St and 72 Ave, serving Scottsdale Exchange. Route 322, TransLink: Scottsdale Exchange to Newton Exchange via Mall Access Rd, 122 St and 72 Ave.
    Schools
    Strawberry Hill Elementary, K-7, SD36, 7633 124 St; confirm the catchment with the district.
    Shopping
    Save-On-Foods (grocery), 7015 120 Street, Delta, in Scottsdale Centre, 7031 120 Street, Delta (centre leasing brochure lists the store at 7015 and the centre address as 7031 120 Street).

  • Lakeview Estates, 6090 W Boundary Drive

    Transit
    Route 322, TransLink: Scottsdale Exchange to Newton Exchange via 60 Ave, 124 St and Hwy 10, the corridor at the north end of Boundary Drive West. Nearest bus exchange: Newton Exchange, the terminus of route 322.
    Parks and recreation
    Boundary Park, 6058 Boundary Drive West, Surrey (City of Surrey parks page). Mud Bay Park, 13030 48 Ave, Surrey (City of Surrey parks listing).
    Schools
    Colebrook Elementary, K-7, SD36, 5404 125a St, Surrey; confirm the catchment with the district.

  • Newton Mobile Home Park, 6571 King George Blvd

    Transit
    Nearest bus exchange: Newton Exchange, north on King George Boulevard, served by the R1 and R6 RapidBus routes. Nearest SkyTrain station: King George Station, via Newton Exchange on route 321 and the R1 RapidBus. Route 321, TransLink: Surrey Central Station / Newton Exchange / White Rock via King George Boulevard, the street this park is on.
    Parks and recreation
    Tamanawis Park, 12601 64 Avenue. Newton Recreation Centre, 13730 72 Avenue.
    Schools
    Tamanawis Secondary, 8-12, SD36, 12600 66 Ave; confirm the catchment with the district. Martha Jane Norris Elementary, K-7, SD36, 12928 66a Ave; confirm the catchment with the district.
    Shopping
    Fruiticana (grocery), 13174 64 Ave. Real Canadian Superstore (grocery), 7550 King George Blvd (retailer's own store locator).

Measured walking and driving times from each building

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), starting at each building’s address
BuildingToHowMinutesDistance (km)
Glenwood VillageScottsdale ExchangeWalk100.7
Glenwood VillageStrawberry Hill ElementaryWalk201.5
Glenwood VillageNewton ExchangeDrive63.4
Lakeview EstatesColebrook ElementaryDrive53.0
Lakeview EstatesMud Bay ParkDrive95.2

Sources for what’s nearby each building

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