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Thinking about renting in Surrey, B.C., Canada? You’re not alone. This fast-growing city is one of the most popular destinations for newcomers, offering lower rent than Vancouver, vibrant communities, and expanding public transit. Whether you’re moving with family, arriving as an international student, or starting your first job in Canada, renting in Surrey B.C. Canada gives you a more affordable and diverse entry point to life in the Lower Mainland. Just 23 km from downtown Vancouver, and with easy access to transit, jobs, and schools, it makes it one of the top cities to start your life in Canada.
If you’re planning to rent in Surrey, choosing the best neighbourhood can help you feel at home faster. Whether you want city vibes, peace and quiet, or family-friendly parks, this guide covers the best neighbourhoods in Surrey for newcomers, with tips on rent, transit, and housing availability.
Yes. Surrey offers a range of affordable rental options, culturally rich neighbourhoods, and expanding infrastructure. It’s home to one of Canada’s most diverse populations, with 41% of new immigrants identifying as South Asian and a total population nearing 600,000.
| LOCATION | AVERAGE RENT (1-BEDROOM) |
|---|---|
| Canada (national average) | $2,125 |
| Vancouver | $2,529 |
| Surrey | $1,889 |
Solution: Newcomers can save more than $600/month by choosing to rent in Surrey rather than Vancouver while still staying close to the city core.
Learn more about Living in Surrey, British Columbia.
Before diving into the details, take a look at a Surrey neighbourhood map to get a sense of where each area is located. Major neighbourhoods like Whalley (City Centre), Newton, and Guildford offer great rental access and amenities, while South Surrey and Cloverdale offer more suburban living.
Unlock the Secrets to Crafting a Winning Rental Application. Are you a newcomer to Canada searching for your perfect rental home? Look no further! Our comprehensive guide will help you navigate the rental application process confidently and successfully!
GET FREE GUIDEHere are six of the most newcomer-friendly Surrey neighbourhoods, with guidance on who they’re best for, rental price ranges, vibe, and transit access.
Best for: International students, young professionals, newcomers without a car
Transit: Surrey Central and Gateway SkyTrain station (Expo Line)
Vibe: Urban, fast-paced, and highly walkable
Rental range: $1,850 – $2,100/month (1-bedroom apartment)
Whalley is the downtown of Surrey and the civic and business core. With access to Simon Fraser University’s Surrey campus, Surrey City Hall, and Central City Shopping Centre, it’s ideal for students and newcomers who want to be close to transit and amenities. Holland Park adds green space, while high-rise rentals and basement suites provide housing variety.
🏠 Why newcomers like it: Easy SkyTrain access, walkable, close to employment and education.
Best for: Families, professionals, nature lovers
Transit: Bus service; no direct SkyTrain (driving preferred)
Vibe: Coastal, upscale, laid-back
Rental range: $2,300 – $2,800/month (1-bedroom); more for larger homes.
South Surrey feels like a suburb-meets-resort. Crescent Beach, White Rock, and Blackie Spit Park offer oceanfront relaxation. The area has top-ranked schools, low crime, and higher-income households, making it ideal for families. It’s car-friendly and close to the U.S. border.
🏠 Why newcomers like it: Great for raising kids, quiet neighbourhoods, lots of parks and beach access.
Best for: Families, couples, commuters
Transit: Bus routes, close to SkyTrain access via Guildford (Expo Line)
Vibe: Quiet, residential, green
Rental range: $2,200 – $2,400/month (1-bedroom)
Fleetwood is a peaceful neighbourhood that consistently ranks as one of the safest in Surrey. It’s surrounded by parks like Bear Creek Park and is a top choice for families, thanks to well-rated elementary and secondary schools.
🏠 Why newcomers like it: Safe, suburban vibe with family-friendly events and good transit links.
Best for: Families, community-minded newcomers, renters needing space
Transit: Bus routes, future SkyTrain stations coming
Vibe: Historic, family-friendly, growing suburban
Rental range: $2,200 – $2,500/month (1-bedroom or basement suite)
If you’re looking for a quieter, family-friendly environment while renting in Surrey, BC, Canada, Cloverdale provides suburban charm and strong community ties. It’s known for the Cloverdale Rodeo, Canada Day celebrations, and a historic downtown. Nearby Clayton Heights offers newer housing developments. Surrey’s $4B SkyTrain project will add eight new stations, including one in Cloverdale, improving access to Langley and Vancouver.
🏠Why newcomers like it: Affordable homes, local events, new schools, and family-friendly growth.
Best for: Budget-conscious renters, students, families
Transit: Bus routes and access to the SkyTrain via nearby stations
Vibe: Active, commercial, accessible
Rental range: $1,900 – $2,300/month (1-bedroom apartment)
Guildford is a great balance of affordability and convenience. It’s anchored by Guildford Town Centre, one of B.C.’s largest malls, and is surrounded by condos, townhomes, and apartments. Tynehead Regional Park adds a natural escape, while schools and services are easily accessible.
🏠 Why newcomers like it: Close to shopping, job opportunities, and budget-friendly rentals.
Best for: Budget-focused newcomers, South Asian newcomers, newcomers seeking cultural familiarity
Transit: Multiple bus routes; SkyTrain planned for the 2030s
Vibe: Diverse, energetic, improving
Rental range: $1,800 – $2,200/month (1-bedroom or suite)
Newton is home to some of the most affordable rent in Surrey, especially for larger families. It has strong community support and many South Asian stores, restaurants, and cultural centres.
🏠 Why newcomers like it: Affordable rent, rich culture, and a strong sense of community.
In 2023, over 5,000 rental scams were reported across Canada, many targeting international students and newcomers.
Newton typically offers the lowest average rent, followed by Guildford. They often have the lowest rent prices and more rental inventory.
Whalley (City Centre) is ideal due to its SkyTrain access and proximity to Simon Fraser University’s Surrey Campus.
Yes. Fleetwood, Cloverdale, and Langley will see rent increases as new stations are built.
If you’re new to Canada and seeking affordability, community, and access to Metro Vancouver, Surrey, BC, Canada is a great option. With neighbourhoods to suit every lifestyle, from beach-loving families to city-centre students, Surrey gives newcomers a strong start in British Columbia.
The west coast of Canada is a popular landing place for new immigrants. Are you thinking about moving to Surrey, British Columbia? Or perhaps another part of Metro Vancouver or B.C.? Moving is a huge life decision. The city you choose will have a significant effect on your future.
Spending time researching cities you could potentially move to is an important step. The city you choose will affect your housing options, job selection, and overall financial well-being.
Surrey is a great destination for newcomers. It is popular with immigrants from Asia-Pacific Region. While mostly suburban, it is a beautiful part of the country with a mild climate and is close to Vancouver. Plus, you are never too far from the water and mountains in B.C. But it is an expensive city compared to other parts of Canada.
Living in Surrey, British Columbia, allows residents to enjoy beautiful urban forests, clean beaches, golf courses, and great eco-tourism opportunities.
Surrey is the second-largest city by population in British Columbia and is only 23 km from Vancouver Centre. And, housing is more affordable than in Vancouver. So, many people choose to live in Surrey and commute to Vancouver for work if necessary.
Six main neighbourhoods in Surrey include Cloverdale, Fleetwood, Guildford, Newton, South Surrey, and City Centre/Whalley.
This city was incorporated in 1879. It was named after Surrey, England because it had land that looked like the region. The Pattullo Bridge was completed in 1937. This allowed the city to expand. Surrey was granted city status in 1993 after significant population growth in the 1980s and 1990s.
As of the 2021 Census, the population is 568,322. This is an increase of 9.7% and over 50,000 residents in five years. And it continues to grow!
The economy is rooted in agriculture. Today, about one-third of the land is dedicated to farming. Great business opportunities exist for international trade with Asia and the United States. Because of Surrey’s Pacific Rim location, combined with its growing and multicultural population, it’s a strong city for business.
Due to population growth, Surrey became one of the best places in B.C. to invest in real estate. Over the past five years, more than $6 billion of building permits were issued and the Canada Mortgage and Housing Corporation reported a significant increase in the number of housing starts.
The strongest growth industry is health. This is due to the increasing need for medical aid for Surrey’s aging population.
The top industries in this city include:
The health and education sectors are the main sources of employment. Some of the top employers include:
You can contact a recruitment agency when you arrive in Canada to help you with your job search. The top recruiters in Vancouver are Recruiting in Motion, iLink Global, Robert Half, and Randstad Canada.
Living in Surrey allows you to rent or buy a home near the beach, in urban centres, close to parks, or on quiet farms. The city is made up of these town centres:
Whalley/City Centre is in North Surrey and is the most densely populated of all the town centers. It is the city and commercial centre of this city, and it is the only town centre serviced by SkyTrain. It links Vancouver, Burnaby, New Westminster, and Surrey. Whalley/City Centre is home to the campus of Simon Fraser University Surrey.
Cloverdale is the historic centre of Surrey and is known for its heritage sites. Many families with children prefer this location for its parks, playing fields, schools, pools, and recreation centres.
Fleetwood is one of North Surrey’s quickest developing neighbourhoods. The Fraser Highway, which runs through this town centre, makes Fleetwood ideal for commuters. Also, Fleetwood has beautiful parks, natural areas, trails, and many playgrounds.
Guildford is on the northern corner of Surrey. It is famous for the 200-store Guildford Town Centre Mall, one of the largest malls in Canada.
Newton is the town centre with the largest and most ethnically diverse population. More than half of the population is considered a visible minority, predominantly Sikh. Newton is home to the Kwantlen Polytechnic University campus.
Related Post:
Rent in Surrey, BC Canada: Best Neighbourhoods for Newcomers
South Surrey is known for its parks, beaches, forests, and recreation facilities.
Surrey is more affordable than Vancouver, which is why many people move to Surrey and commute to Vancouver to work.
Renting is a common first step for newcomers to Surrey. The average rent for an apartment is $1,400 for a Bachelor, $1,463 for a 1-bedroom, $1,770 for a 2-bedroom, and $2,065 for a 3-bedroom.
Use Rentals for Newcomers to search for available rental units in Surrey. Here, you can also find current rental prices in Surrey.
When renting a home or apartment, it’s also important to buy renter’s insurance to protect your family, belongings, and finances. While renters’ insurance is optional, many property owners may require that you have it as part of your lease agreement.
Buying a home in this city can be expensive. Prices have increased substantially over the past few years. According to data by Zolo, Surrey ranks as the 7th most expensive city in B.C. with an average home price of 1.2 million (as of April 2022). The average cost of a detached house is $2 million. A townhouse is $962, 000 and a condo is $577,000.
It’s common for residents to commute to work in other parts of Metro Vancouver. The city has a grid road system and several highways. Highway 1 is the main route to Vancouver and other cities in the east. Residents can also use Highway 15, Highway 17, Highway 99, and Fraser Highway to get around town.
Driving and parking in all City of Surrey streets are regulated by the Province of British Columbia Motor Vehicle Act. For maps and directions in Surrey, click here. As part of its efforts to increase awareness of high collision areas, the Surrey RCMP supplies traffic safety maps, to show the top collision locations in Surrey.
SkyTrain Expo Line connects Surrey to Vancouver. Buses are the main way of public transport for people living in this city. Currently, there are more than 1,300 bus stops. The fare system is divided into three zones. Passengers pay according to the number of zones they travel in. However, passengers pay one fare no matter how many zones they cross after 6:30 pm on Monday to Friday, and weekends and holidays.
You must have exact change when getting on a bus because the driver does not accept bills or give change. Make sure you receive Proof of Payment/Transfers. Transfers are valid for 90 minutes. If you travel often, you can buy a monthly fare Compass Card.
Get more information about driving in Canada:
Driving Test in Canada: A Full Guide
Tips for Winter Driving to Ensure Your Safety
Surrey supports newcomers through several immigrant support agencies:
Newcomers to British Columbia may also be eligible for the Introduction to British Columbia program through the Immigrant Services Association of British Columbia.
Newcomers can receive language support and take classes through community settlement agencies such as the Fraser Health Authority, DIVERSEcity Community Resources Society, and Options Community Services Society.
Getting your finances in order once you arrive in Canada is an important step you cannot overlook. You can open a bank account at any local bank or credit union. Most banks offer special programs for immigrants to open a bank account, get a credit card, or line of credit, and even qualify for a mortgage.
Get more banking tips for newcomers:
How Much Money Will I Need to Move to Canada?
Top 10 Financial Steps to Take Before You Leave for Canada
Move to Canada | Transferring Cash & Valuables
Open a Bank Account Before Arriving in Canada
In British Columbia, parents can choose to send their children to public schools, independent schools, or homeschooling. And because public schools are government-funded, many people choose to send their children to public schools.
Surrey School District has the largest student enrollment in British Columbia with:
For a list of public schools click here. Independent schools offer specific religious, cultural, educational, or philosophical approaches. For information about independent schools click here.
If you choose to teach your children at home, you must register them with the Ministry of Education. You will also have to follow the curriculum guidelines that the ministry sets.
Surrey is home to a third campus for Simon Fraser University (SFU). On this SFU campus, students can enroll in the following programs:
Kwantlen Polytechnic University has a Surrey campus that offers science, business, art, and health programs.
There are also several private post-secondary colleges such as Brighton College, Sprott Shaw College, CDI College, Western Community College, Sterling College, Stenberg College, Academy of Learning, Surrey Community College, Discovery Community College, and Vancouver Career College.
Read more about education in Canada:
Schooling in Canada | A Look at the Education System
Higher Education Offers Benefits to Newcomers
In British Columbia, there are two main health insurance plans: the Medical Service Plan (MSP) and PharmaCare. For those, who can not afford to pay the monthly MSP premium, there is Premium Assistance.
Three main hospitals serve Surrey residents: Surrey Memorial Hospital, Jim Pattison Outpatient Care and Surgery Centre, and Peace Arch Hospital. In case of an emergency call 9-1-1. This number is the same no matter where you live in Canada. For prescription drugs and some services that British Columbia Health does not cover, you can buy additional health insurance.
Once you get medical insurance coverage, you should find a family doctor. You can refer to the College of Physicians and Surgeons of British Columbia for a list of physicians accepting new patients. If you require specialized care, your family doctor will refer you to specialists.
But, if you are unable to find a family doctor, you can go to walk-in clinics until you secure your doctor. Get more information about health care in Canada: Steps to Access Free Health Care in Canada
Surrey is an outdoor lover’s paradise. It is often called the City of Parks because of its 600 parks and 277 trails and walkways. Living in this city provides opportunities for hiking, biking, bird watching, and outdoor sports. For more information on Surrey Parks click here. Surrey also boasts some of Metro Vancouver’s best golf courses for all skill levels.
Surrey hosts five annual city events. They are Tree Lighting Festival, Party for the Planet, Surrey Children’s Festival, Surrey Fusion Festival, and Surrey Canada Day, Western Canada’s biggest Canada Day celebration. Every year tens of thousands of people attend the Cloverdale Rodeo and Country Fair. And, this makes it the second-largest rodeo in Canada after the Calgary Stampede.
Every year on April 13, the Sikh community celebrates Vaisakhi, the largest parade outside of India.
This city is known as a great place to wine and dine. There are numerous local wineries in the area and many great restaurants with an international flavour. Be sure to try the iconic Old Surrey Restaurant. Other places to check out include Tap Restaurant, Afghan Kitchen, Vault Restaurant, and New York New York Greek Restaurant.
With over 600 parks and endless green space, it’s easy to get lost in all the surrounding nature. Some points of interest to check out include Crescent Beach, Surrey Bend Regional Park, Darts Hill Garden, and Historic Stewart Farm.
This city is not home to any professional sports teams. But it is host to the Canada Cup International Women’s Fastpitch Tournament. Cricket is a popular sport in the city. If you want to take in a concert, check out The Roxy, River Rock Casino Resort, Centennial Theatre, and The Cobalt.
It is a truly diverse community. 57.8% of the population identifies as a visible minority. This is about 300,000 residents. The biggest minority community is South Asian with 32.4% of the population. This is followed by Chinese (7.7%), Filipino (6.2%), and Southeast Asian (2.5%). 2.6% of residents are Aboriginal. With a large South Asian population, Surrey hosts the Diwali festival in British Columbia.
Christianity is the predominant religion in Surrey. 38.2% of the population identifies as Christian – Protestant, Catholic, Orthodox, or other Christians.
The second-largest religious group, 22.6%, is the Sikh. Every year on April 13, the Sikh community organizes a big celebration of Vaisakhi. And this celebration often includes a Nagar Kirtan (parade). Surrey’s Guru Nana Sikh Gurdwara is one of the leading Sikh Temples in Canada.
There is a moderate, inter-coastal Pacific-Northwest climate that is appealing and comfortable. Winter in Surrey is mild with an average temperature of 5 degrees C. It rarely snows. However, getting many rainy and gloomy days or even rainy weeks in a row is not uncommon.
Spring is also wet. Summer is sunny with an average temperature of 22 degrees C, and autumn is cool. Surrey enjoys about 1848.3 hours of sunshine per year (an average of 5 hours per day).
Living in Surrey provides many great services and activities for families making it a great choice for newcomers. It’s close to Vancouver with affordable housing, many schools, and a diverse community.
Surrey is a popular destination for Asian immigrants. The city has more affordable housing compared to Metro Vancouver. It has a great hospital system and access to nature. It’s a growing city that offers a great community for families.
Surrey is expensive compared to other large cities in Canada. Most people commute, so you’ll likely have to drive out of the community to work each day. Traffic can be an issue.