Surrey Neighbourhoods, Compared for Renters

Surrey is not one rental market and treating it as one will cost you. The median asking rent for a one-bedroom runs from $1,350 in Fraser Heights to $1,700 in Surrey City Centre, a spread of $350 a month inside a single municipality. On a two-bedroom the gap is wider still, $468 between Cloverdale and City Centre.

The thing that mostly explains the spread is the SkyTrain, and the thing that will change it is where the SkyTrain goes next.

The numbers, by town centre

Town centre	1-bed median	2-bed median	Homes tracked
Surrey City Centre	$1,700	$2,198	350
South Surrey	$1,680	$2,150	231
Guildford	$1,575	$2,000	100
Newton	$1,500	$1,950	181
Fleetwood	$1,500	$1,800	64
Cloverdale	$1,438	$1,730	105
Fraser Heights	$1,350	$1,900	83
Surrey overall	$1,650	$2,000	1,127

These are asking rents from the listings on this site, not a market survey, and it is worth being clear about what that means. A survey measures what tenants pay, including everyone part-way through a tenancy whose rent has only ever risen by the annual cap. This measures what landlords want from the next person through the door, which runs higher. CMHC's October 2025 survey put the occupied one-bedroom average in Surrey at $1,602 against the $1,650 asking figure here, and that $48 is roughly the size of the gap you should expect.

Each home is counted once after duplicate advertisements are collapsed, and assigned to whichever of the seven town centres it is nearest, within six kilometres. That accounts for 1,114 of the 1,127. Medians are shown only where a size has at least a dozen homes behind it.

Where the SkyTrain is today

Four Expo Line stations sit in the far northwest corner of the city: Scott Road, Gateway, Surrey Central and King George. That is the whole of Surrey's rapid transit, in a city that runs more than 20 kilometres south from the Fraser to the American border.

You can see it in the table. City Centre, wrapped around Surrey Central and King George, is the most expensive place to rent in Surrey and holds about a third of everything available. Guildford, a short bus ride east, comes next. Everything genuinely far from a station is cheaper, and Fraser Heights, which is a quiet residential bluff above the Fraser with no rapid transit and limited bus service, is cheapest of all.

Fraser Heights is the anomaly in that table, and an honest one. Its one-bedrooms are the cheapest in Surrey at $1,350, yet its two-bedrooms at $1,900 sit above Cloverdale, Fleetwood and Newton. Something about the mix of what is advertised there differs by size, but the advertisements do not say what: two thirds of Surrey listings state no property type at all, so anyone telling you confidently that these are basement suites is guessing. Worth viewing rather than assuming.

Where it goes in 2029

The Surrey Langley SkyTrain extends the Expo Line 16 kilometres along Fraser Highway, from King George Station to 203 Street in Langley City Centre. Eight stations: Green Timbers, 152 Street, Fleetwood, Bakerview-166 Street, Hillcrest-184 Street, Clayton, Willowbrook and Langley City Centre. Station construction is underway at all eight, and service is expected in late 2029.

Read that station list against the rent table. Fleetwood is currently one of the cheaper parts of Surrey, at $1,500 for a one-bedroom and $1,800 for a two, and it is getting a station with its own name. Clayton, on Cloverdale's western edge, is in the cheapest corner of the city today.

Draw the obvious conclusion carefully. Rent near confirmed rapid transit tends to rise as the opening approaches, and a lease you sign today is protected by the annual rent increase cap for as long as you stay, which in 2026 is 2.3%. That is a genuine argument for signing in Fleetwood now rather than in 2029. It is not an argument that the flat will be nicer, that the bus will improve in the meantime, or that three more years of construction along Fraser Highway will be pleasant to live beside.

City Centre: the most choice and the most towers

If you want a recent building with an elevator, in-suite laundry and a gym, City Centre is where Surrey put them. Nearly all of the city's tower construction has gone up within walking distance of Surrey Central and King George, and roughly a third of the Surrey homes we are tracking are here.

You pay for it. At $1,700 for a one-bedroom this is the only part of Surrey above the city-wide median, and $2,198 for a two-bedroom is within $52 of the $2,250 median our Burnaby two-bedroom listings ask. What you get in exchange is a single-seat ride to downtown Vancouver, roughly three quarters of an hour on the Expo Line, and the option of not owning a car, which is not really available anywhere else in Surrey.

Newton, Cloverdale and the car problem

Newton and Cloverdale hold nearly 300 homes between them and ask meaningfully less: $1,500 and $1,438 on a one-bedroom. Newton is denser and closer in; Cloverdale is further east, lower-rise and more suburban.

Both are car-dependent in a way that is easy to underestimate from a map. Surrey's bus network is real but slow, and a commute from Cloverdale to downtown Vancouver by transit is a bus to King George plus the Expo Line, comfortably over an hour each way. Before deciding the rent saving is worth it, price the car. A two-zone or three-zone transit pass, insurance, parking and fuel can erase a $200 monthly rent difference without much effort, and the full cost-of-living picture is where that comparison belongs.

South Surrey is a separate market

South Surrey behaves less like the rest of Surrey than like the Delta and White Rock side of the region. Its one-bedrooms ask $1,680, within $20 of City Centre, despite being 20 kilometres from the nearest SkyTrain station.

The reason is that it is not competing on commute at all. The stock is newer, the buildings are lower, and a lot of the demand is people who want the space and the quiet and are driving regardless. If a downtown commute is your daily reality, South Surrey is the worst value in this table. If it is not, it is a different proposition entirely.

What this cannot tell you

The figures here come from one source, our own listings, and they describe what is being asked this week rather than what the market settled at. They move as postings appear and expire.

The town centre boundaries are ours, not the city's. Each home is assigned to the nearest of seven centres within six kilometres, which is a reasonable approximation and definitely not identical to Surrey's own planning areas. A home on the line between Newton and Cloverdale could sit on either side.

And a median tells you nothing about the specific flat. A $1,438 one-bedroom in Cloverdale might be a bright ground-level suite or a windowless basement with a shared laundry, and the advertisement will often tell you neither. What to ask, and what a landlord may not ask you, are in the rental application guide.

When you are ready to look at what is actually available, start with apartments for rent in Surrey, or go straight to one-bedrooms and two-bedrooms. If Surrey is on your list mostly for the price, Langley is worth pricing beside it, since the same line ends there.