South Surrey's fastest-growing neighbourhood. New homes, modern amenities, top schools, and a thriving community — everything you need to know about living in Grandview Heights.
Master-planned living with brand-new homes, top-rated schools, and modern commercial centres
Grandview Heights has rapidly transformed from quiet farmland into one of the most sought-after residential communities in the entire Fraser Valley. Located in the heart of South Surrey, roughly bounded by 24 Avenue to the south, 20 Avenue to the north, 168 Street to the east, and 160 Street to the west, Grandview Heights offers the rare combination of brand-new construction, urban convenience, and suburban tranquility that today's buyers are searching for.
What makes Grandview Heights remarkable is the scale and quality of its development. Unlike piecemeal infill projects found elsewhere in Metro Vancouver, Grandview Heights is a comprehensively master-planned community. The City of Surrey's Grandview Heights General Land Use Plan guides every aspect of the neighbourhood's growth, ensuring that homes, parks, schools, commercial centres, and transportation infrastructure are built in harmony. The result is a neighbourhood that feels intentionally designed for modern living rather than haphazardly assembled.
For young families, first-time upgraders, and professionals seeking a foothold in South Surrey's premium real estate market, Grandview Heights represents the most accessible entry point. While established South Surrey neighbourhoods like Morgan Creek and Ocean Park command significantly higher prices, Grandview Heights offers newer construction at more competitive price points — and with the trajectory of development still accelerating, the long-term value proposition is compelling.
The Grandview Heights real estate market offers a range of housing options to suit different budgets and lifestyles. As of 2026, pricing in the neighbourhood breaks down as follows:
Detached homes in Grandview Heights range from approximately $1.3 million to $2.5 million. Entry-level detached homes are typically newer builds on compact lots with three to four bedrooms, while premium properties feature larger lots, upgraded finishes, double garages, and legal suites. Custom-built homes on larger parcels near the eastern edge of the neighbourhood command the highest prices.
Townhomes represent the sweet spot for many Grandview Heights buyers, priced between $700,000 and $1.1 million. The neighbourhood features an exceptional selection of newer townhome developments, many completed within the last five years. These properties typically offer three bedrooms, modern open-concept layouts, rooftop patios or private yards, and double tandem garages. Developments along 24 Avenue and 168 Street have been particularly popular with young families.
Condos in Grandview Heights range from $500,000 to $750,000, offering the most affordable entry into the neighbourhood. Newer low-rise and mid-rise buildings provide contemporary finishes, in-suite laundry, secure parking, and amenity spaces. For first-time buyers priced out of Vancouver and Burnaby, Grandview Heights condos deliver significantly more square footage and newer builds at lower price points.
Grandview Heights is one of the largest active development areas in the Fraser Valley, and the pace of construction shows no signs of slowing. The primary development corridors run along 24 Avenue and 168 Street, where new residential projects continue to rise alongside the expanding commercial and retail infrastructure that supports them.
The neighbourhood's development is guided by the City of Surrey's comprehensive land use plan, which designates areas for single-family homes, townhomes, low-rise condos, parks, schools, and commercial centres. This planned approach ensures that growth is balanced and that essential services keep pace with the influx of new residents. Major developers active in the area include Polygon, Qualico, Townline, and Anthem, among others, bringing a diverse selection of housing styles and price points to the market.
One of the most significant advantages of buying in Grandview Heights during this development phase is the opportunity to purchase brand-new or nearly-new construction at prices that remain below comparable properties in more established South Surrey neighbourhoods. As the community matures and available land diminishes, prices are widely expected to appreciate further — a pattern already observed in other master-planned Metro Vancouver communities that completed their build-out cycles.
Grandview Heights is served by excellent public and independent schools, making it a top choice for families with children of all ages.
One of the newest schools in Surrey, purpose-built to serve the growing Grandview Heights community. Modern facilities, strong academics, and active parent involvement.
Established elementary school serving the Sunnyside Park area, offering a well-rounded curriculum and a strong sense of community among students and families.
One of South Surrey's premier high schools, known for its strong academic programs, athletics, arts, and a wide range of extracurricular activities for students in Grades 8 through 12.
Prestigious independent school offering Junior Kindergarten through Grade 12. Consistently ranked among the top private schools in British Columbia with exceptional university placement rates.
The quality of schools in and around Grandview Heights is one of the primary reasons families choose this neighbourhood. With both public and independent options at the elementary and secondary levels, parents have meaningful choice in their children's education — all within a short drive or walk from home.
At the heart of the neighbourhood's retail landscape is Grandview Corners, a major commercial hub anchored by Save-On-Foods, Shoppers Drug Mart, and a growing roster of restaurants, cafes, and service providers. Located at the intersection of 24 Avenue and 168 Street, Grandview Corners provides everyday convenience without having to leave the neighbourhood. From grocery shopping and pharmacy visits to dining out at one of the many restaurants, residents enjoy walkable access to essential services — a significant upgrade over what was available in the area just a decade ago.
Additional retail development continues to expand along the 24 Avenue corridor, with new commercial projects bringing more dining options, fitness studios, childcare centres, and professional services to the community. This continued commercial growth is a direct reflection of the area's rapidly expanding population base and increasing consumer demand.
Despite being a rapidly developing urban area, Grandview Heights benefits from the City of Surrey's commitment to integrating green space into new communities. The neighbourhood features a network of parks, playgrounds, and walking trails that weave between residential areas, providing outdoor recreation opportunities for residents of all ages. Sunnyside Park, located at the neighbourhood's western edge, offers sports fields, picnic areas, and a community gathering space. Several pocket parks and linear greenways provide additional green space throughout the community, connecting residential areas with schools, shops, and transit stops.
For those who enjoy longer walks, cycling, or running, the broader South Surrey trail network provides connectivity to surrounding areas including the Semiahmoo Trail, which links to the White Rock waterfront and Crescent Beach. The proximity to nature is one of the distinguishing features that sets Grandview Heights apart from comparable new-construction communities in other parts of Metro Vancouver.
Grandview Heights enjoys excellent vehicular connectivity thanks to its proximity to Highway 99, South Surrey's primary north-south corridor. Residents can reach the Peace Arch Border Crossing in approximately 15 minutes, Richmond and the Alex Fraser Bridge in 25 to 30 minutes, and downtown Vancouver in 40 to 50 minutes during off-peak hours. The 168 Street interchange provides direct Highway 99 access, making Grandview Heights one of the most commuter-friendly neighbourhoods in South Surrey.
Public transit service continues to improve as the neighbourhood grows. TransLink bus routes connect Grandview Heights to the South Surrey Park and Ride, King George SkyTrain Station, and White Rock. The planned expansion of rapid transit to the South Surrey corridor — a long-discussed priority for the region — would further enhance Grandview Heights' connectivity and likely contribute to long-term property value appreciation.
The demographic profile of Grandview Heights skews notably younger than other South Surrey neighbourhoods. The community attracts a high concentration of young families with children, first-time home upgraders moving from condos into townhomes or detached homes, and working professionals who value new construction and modern amenities. Many residents have relocated from more expensive markets in Vancouver, Burnaby, and Richmond, drawn by the ability to purchase a newer, larger home at a more accessible price point while remaining within a reasonable commute of their workplaces.
This youthful energy gives Grandview Heights a distinctive community feel. Playgrounds and parks are active, school enrollment is strong, and the neighbourhood has a sense of optimism and growth that comes with being a community still in its formative years. For buyers who want to be part of a neighbourhood that is building its identity rather than resting on its history, Grandview Heights is the clear choice in South Surrey.
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