British Columbia · Metro Vancouver

Surrey, BC 🌆

BC's second-largest city and Metro Vancouver's most diverse community — more affordable than Vancouver with SkyTrain access and Canada's largest Sikh community per capita.

568,000
Population
$1,100,000
Avg Home Price
$2,200
Avg 1BR Rent
Surrey Central & King George
SkyTrain
100+ languages
Diversity
Largest per capita in Canada
Sikh Community
~40 min
Drive to Downtown Van
Overview

About Surrey

Surrey is BC's second-largest city and one of the fastest-growing municipalities in Canada, with a population of 568,000 projected to surpass Vancouver proper within the decade. Located immediately south of Vancouver in Metro Vancouver, Surrey is the most multicultural city in BC — over 100 languages are spoken, and the South Asian (particularly Punjabi Sikh) community is one of the largest and most established in Canada.

Surrey encompasses several distinct areas: Guildford (suburban family-oriented), Fleetwood (established South Asian community), South Surrey/White Rock (upscale coastal), Newton (diverse, growing commercial), and the emerging City Centre around Surrey Central SkyTrain station, where a new tech and healthcare district is being built around Simon Fraser University's Surrey campus.

Pros & Cons of Living in Surrey

✓ Pros

  • More affordable than Vancouver (~19% cheaper)
  • SkyTrain access to Vancouver — Surrey Central & King George stations
  • Largest Sikh community per capita in Canada
  • Payal Business Centre — 'Little India' of BC
  • White Rock area — beautiful oceanfront community
  • Simon Fraser University Surrey campus
  • Growing City Centre — new hospital, tech district
  • Large parks and green space

✗ Cons

  • Still very expensive at $1.1M average
  • Parts of Surrey have higher crime rates
  • Very car-dependent outside SkyTrain corridors
  • Lacks the urban amenities of Vancouver proper
  • Some areas still industrial/transitional
  • High BC provincial income tax
  • Perception issues with safety in certain areas
Best For

Who Should Live in Surrey?

🇮🇳
South Asian Families
🏡
GTA-to-BC Movers
🎓
SFU Surrey Students
💰
Vancouver Budget Seekers
🌊
White Rock Lifestyle Lovers
FAQ

Frequently Asked Questions About Surrey

Surrey's safety varies significantly by neighbourhood. White Rock, South Surrey, Fleetwood, and parts of Guildford are very safe family communities. The Newton area and some parts of Whalley near the SkyTrain have higher crime rates. Surrey has invested heavily in policing and community programs, and the city is improving. Research specific neighbourhoods rather than judging Surrey as a whole.
Yes — Surrey's average home price ($1.1M) is about 19% cheaper than Vancouver ($1.35M). Rent is also lower. However, Surrey is still very expensive by national standards. The savings are real but not dramatic — both cities are significantly above the Canadian average. Surrey's advantage is more space for the dollar and better SkyTrain connectivity than other cheaper alternatives.
South Surrey and White Rock are considered Surrey's most desirable areas — beautiful oceanfront, excellent schools, low crime, and a more established upscale community. Fleetwood is popular with South Asian families for its community and amenities. Guildford has good mall access and some quiet residential areas. The City Centre is emerging as a good option for young professionals wanting SkyTrain walkability.
Yes — Surrey is served by the SkyTrain Expo Line (Surrey Central, Gateway, Scott Road, King George stations), the new Surrey-Langley SkyTrain extension under construction, and an extensive bus network. The SkyTrain to downtown Vancouver takes about 35–45 minutes from Surrey Central.