Surrey is the Fraser Valley's biggest condo market and the one most first-time buyers we work with start with. There's a reason, entry prices are real (a 2-bed under $500K is still possible in Whalley), SkyTrain access keeps Vancouver within reach, and the city has spent the last decade building enough density that you have actual choice. The flipside: Surrey is also four very different cities pretending to be one. This page is our running answer to what first-time buyers should actually pay attention to, by neighbourhood, in 2026.
Active MLS listings
Surrey condos for sale, search by price & neighbourhood
Use our live search to filter by price, bedrooms, and area. All listings are updated from the FVREB MLS, what you see is what's actually available.
The numbers, as of June 2026
The Fraser Valley apartment benchmark price sat at $491,000 in April 2026 (FVREB). By June 2026, the FVREB reported apartments were down 9.1% year-over-year and up 1.5% month-over-month, prices have stabilized but remain below the same period in 2025. Surrey-specific neighbourhood ranges (in our experience, based on active listings):
- North Surrey / Whalley / City Centre: typical 2-bed runs $450,000 to $520,000. SkyTrain access and the lowest entry price in the Fraser Valley condo market.
- Newton / Guildford: $480,000 to $580,000. Mid-density family-friendly areas, decent transit, more grocery and big-box retail.
- Fleetwood / Cloverdale: $520,000 to $640,000. Suburban townhouse-feel neighbourhoods with newer mid-rise condo stock.
- South Surrey / White Rock: $600,000 to $800,000+. Newer construction, beach access, longer commute to Vancouver.
Median days on market across the Fraser Valley sat at 45 days for apartments in April 2026, longer than spring 2024. The buyer side has negotiating room. Subjects (inspection, financing, document review) are still standard and we'd never write subject-free for a first-time buyer in 2026.
Can you afford it? A quick look at three price points
These are rough estimates to help you calibrate. Actual qualification depends on your debts, strata fee, property tax, and the specific lender. Talk to a mortgage broker before relying on any number here.
| Purchase price | Min. down (5%) | Qualifying income~$450/mo strata, stress test 6.5% | Est. monthly PITHmortgage + strata + tax |
|---|---|---|---|
| $450,000 | $22,500 | ~$85,000 to $95,000 | ~$2,700 to $3,000/mo |
| $520,000 | $26,000 | ~$95,000 to $110,000 | ~$3,100 to $3,400/mo |
| $650,000 | $55,000 (10% above $500K) | ~$120,000 to $135,000 | ~$3,700 to $4,100/mo |
Estimates assume 4.5% contract rate, 30-year amortization, $450/month strata, $200/month property tax. CMHC insurance premium added at 5% down. Stress test qualifying rate = contract rate + 2% or 5.25%, whichever is higher (OSFI B-20). Run your own PTT estimate →
The four sub-markets, in plain English
City Centre / Whalley, best for transit and the lowest entry price
The area around King George SkyTrain Station has changed substantially. New towers (Park Place, 3 Civic Plaza, the Hub), SFU's expanding campus, and the City Centre library/recreation hub have given the neighbourhood a centre of gravity it didn't have a decade ago. Block-by-block still matters, the immediate transit corridor is well-lit and busy; pockets further west of King George can still feel rough at night. We tell first-time buyers to walk the specific block twice, at different times of day, before getting attached to a unit. For buyers commuting to Vancouver, the Expo Line to Waterfront is roughly 40 minutes.
Browse active condos in Whalley / City Centre →
Newton / Guildford, best for everyday family living
More townhouse-and-condo mix than tower stock, mid-sized strata buildings with indoor parking and small amenities. Schools are decent, grocery and big-box (Costco, Walmart, the South Surrey-bound highway corridor) are 10 minutes by car. Strata fees tend to run higher per square foot than newer Whalley towers because the buildings are older. Commute to downtown Vancouver is 50 to 70 minutes by transit, which means most buyers here are driving or commuting to a closer office.
Browse active condos in Newton / Guildford →
Fleetwood / Cloverdale, best for next-step buyers
Quieter neighbourhood feel, closer to Langley, more newer-construction stock in the $550 to 650K range. The Surrey-Langley SkyTrain extension (under construction in 2026, passenger service expected late 2029) will run a Fraser Highway alignment through Fleetwood, which is currently pulling forward developer interest and may push prices up over the next few years. Worth watching.
Browse active condos in Fleetwood / Cloverdale →
South Surrey / White Rock, best if budget is $650K+
The most expensive Surrey sub-market and the one with the strongest pricing power. Newer construction (Morgan Crossing, Grandview Heights), beach access, and a distinctly different feel, closer to a small town than a Vancouver suburb. Not transit-served in any meaningful way; you'll be driving. Best fit for first-time buyers who work in Surrey, Langley, or remotely and value newer construction over commute.
Browse active condos in South Surrey / White Rock →
What we tell every first-time Surrey condo buyer
Five things we say in actual meetings, in order:
- Read the Form B and depreciation report first. They tell you about the building's contingency reserve, special assessments, recent engineering work, and any litigation. A great unit in a building with $0 in reserves and a leaky envelope is a financial trap.
- Run the strata fee math into your stress test. 50% of strata fees count toward your GDS ratio. A $700/month strata fee = $350/month in the calculation, which is about $65,000 of qualifying mortgage capacity you're giving up vs a $250/month strata.
- Don't fall in love with the view. Whalley/Fleetwood units with a northwest exposure to the mountains are gorgeous on a sunny April afternoon. The question to ask: what's the building next door pad zoned for? Mountain views get built over.
- Pet bylaws matter and shift. If you have or want a dog, get the current pet bylaw in writing during subject removal, not at first viewing.
- Pre-construction is a 2 to 4 year commitment. A great pre-sale price for a 2028 completion locks up your deposit and exposes you to construction delays and rate changes. Worth doing for the right project, but the math has to be specific.
What we honestly think about the Surrey condo market in mid-2026
Three observations from recent transactions, not market-report summaries:
One, the best value right now is 5 to 15 year old Whalley condos in good condition but without recent renovations. Pricing has softened year-over-year (June 2026 FVREB data shows apartment prices down 9.1% vs June 2025) and inventory is up. First-time buyers are getting accepted offers within 2 to 5% of asking with subjects in place.
Two, pre-construction price-per-square-foot has fallen since the 2022 peak. Some 2028 completions in Surrey Central are priced close to comparable resale stock. If you're considering a pre-sale, run the math against comparable resale, you may not need to wait three years for a price advantage that has narrowed.
Three, strata fees keep rising, even in buildings without obvious problems. We're seeing $0.60 to $0.75 per square foot per month become normal in newer buildings, vs $0.45 to $0.55 a few years ago. Insurance costs and contractor labour are the main drivers. Build strata fee growth into your five-year ownership budget, not just the number on the listing today.
Programs that apply to Surrey condo first-time buyers
All the federal and BC first-time buyer programs apply, most Surrey condos clear the easy thresholds:
- BC PTT exemption: full $8,000 rebate on most Surrey condos (all of Whalley/Newton/Fleetwood, most of South Surrey under $835K).
- FHSA: up to $40,000 of tax-deductible contributions, tax-free withdrawal for the down payment.
- RRSP HBP: up to $60,000 tax-free withdrawal from your RRSP.
- 5/10/20 down payment rule: minimum 5% on the first $500K, 10% above. Most Surrey condos sit comfortably under the $1.5M insured-mortgage cap.
Surrey condo questions we hear most
What's the average price of a condo in Surrey in 2026?
The Fraser Valley apartment benchmark sat at $491,000 in April 2026, per FVREB. By June 2026, prices were down 9.1% year-over-year but up 1.5% from May. Within Surrey, North Surrey (Whalley/Guildford) trades closer to $450K to $520K for a typical 2-bed, while South Surrey runs $600K to $750K for newer construction.
Which Surrey neighbourhood is best for first-time condo buyers?
Whalley (City Centre) for transit access and the lowest entry price; Fleetwood for a calmer neighbourhood feel still under $600K; South Surrey if budget reaches $700K+ and you value newer builds. Most of the first-time buyers we work with in Surrey end up in Whalley or Fleetwood.
What income do I need to buy a $500K condo in Surrey?
Roughly $95,000 to $110,000 in qualifying household income, depending on strata fees, property tax, and other debts. That assumes minimum 5% down on the first $500K, 30-year amortization, 4.5% contract rate, stress test at 6.5% (OSFI B-20). Talk to a mortgage broker for your specific numbers.
How much down payment do I need for a Surrey condo under $500,000?
5% minimum, so $25,000 on a $500,000 condo. Combine FHSA + HBP withdrawals and most first-time buyers can clear this from registered accounts alone. The CMHC insurance premium at 5% down is roughly 4% of the loan (~$19K), added to the mortgage.
Do I qualify for the BC PTT exemption on a Surrey condo?
Yes if the condo is $835,000 or less and you meet the first-time buyer eligibility (Canadian citizen/PR, 12 months BC residency, never owned a principal residence anywhere). Most Surrey condos clear this threshold, the full exemption saves you up to $8,000 in Property Transfer Tax.
What strata fees should I expect in a Surrey condo?
In our experience, $0.45 to $0.65 per square foot per month for newer buildings and $0.55 to $0.85 for older buildings with more amenities or deferred maintenance. A 750 sq ft 2-bed at $0.55/sq ft is about $415/month. CMHC counts 50% of strata fees toward your GDS ratio, high strata fees reduce your qualifying mortgage.
Is North Surrey (Whalley) safe for first-time buyers?
City Centre Whalley has changed substantially with new towers, SFU campus expansion, and the SkyTrain hub. Block-by-block matters more than ever, the area immediately around King George Station is well-lit and busy; pockets further west are still rougher. We suggest walking the block twice, at different times of day, before deciding.
How long does a Surrey condo typically take to sell in 2026?
Median days on market (DOM) was 45 for Fraser Valley apartments in April 2026, per FVREB, longer than spring 2025. The market is balanced for buyers, which means there's negotiating room and subjects are still standard.
Are there assignment sales on Surrey pre-construction condos?
Yes, common in Whalley and Newton where 2021 to 2023 pre-sale buyers are looking to assign before completion. Assignment fees, GST treatment, and disclosure rules are nuanced, talk to a real estate lawyer before signing. Some buyers do well; the math has to be specific to the contract.
What's the difference between a leasehold and freehold strata in Surrey?
Freehold strata means you own your unit and a share of the common property, the standard for most Surrey condos. Leasehold strata means the land is leased (often 99 years), typically from First Nations or a private landholder, with a fixed end date. Leasehold condos are cheaper but harder to finance and the price drops as the lease shortens. Check the type before you fall in love with a unit.
Should I get a home inspection on a condo?
Yes, and read the Form B and depreciation report before the inspection. Strata documents tell you about the building (engineering reports, special assessments, contingency reserve); the inspector tells you about the unit. Both matter. Don't skip either for a condo over 10 years old.
Where these numbers come from
- 1Monthly Market Report, Fraser Valley Real Estate Board (June 2026), FVREB. Accessed July 12, 2026.
- 2First time home buyers' program Province of British Columbia. Accessed July 12, 2026.
- 3Residential Mortgage Underwriting Practices and Procedures (Guideline B-20) Office of the Superintendent of Financial Institutions (OSFI). Accessed July 12, 2026.
New condo listings in Surrey
The newest condo listings in Surrey, pulled from the MLS® when this page loads. For maps, filters, and the rest of the market, head to our live Surrey search.
- 3406 13768 100 AVENUE, Surrey BC V3T 0V2$799,900
- 1007 13768 100 AVENUE, Surrey BC V3T 0V2$599,900
- 410 9655 KING GEORGE BOULEVARD, Surrey BC V3T 0C7$399,999
- 224 9655 KING GEORGE BOULEVARD, Surrey BC V3T 0C7$549,000
- 217 2970 KING GEORGE BOULEVARD, Surrey BC V4P 0E6$448,000
- 3008 13696 100 AVENUE, Surrey BC V3T 0L5$349,888
This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Real Estate Board of Greater Vancouver which assume no responsibility for its accuracy.
Copyright © 2026 by the Greater Vancouver REALTORS®, Fraser Valley Real Estate Board, Chilliwack and District Real Estate Board, and BC Northern Real Estate Board. All Rights Reserved.
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