Surrey vs Langley: where to buy in 2026
Surrey has four SkyTrain stations today and Langley has none. The Surrey-Langley SkyTrain adds eight stations, with late 2029 as the project’s current estimate, and the province’s density rules already list them. Prices below are the board’s benchmark for October 2026.
Prices by home type, October 2026
The Fraser Valley Real Estate Board’s MLS Home Price Index benchmark for a typical home of each type. Langley is the Township and the City together.
| Home type | Surrey | Langley |
|---|---|---|
| Detached house | $1,380,100 down 7.7% on October 2025 | $1,448,100 down 6.5% on October 2025 |
| Townhouse | $757,300 down 5.5% on October 2025 | $800,600 down 3.7% on October 2025 |
| Apartment | $443,900 down 9.6% on October 2025 | $522,300 down 8.4% on October 2025 |
A benchmark is a modelled typical home, not an average sale price. Each side spans very different neighbourhoods, so use the compare-areas tool to put two neighbourhoods side by side.
Transit: four stations today, eight more coming
Surrey’s Expo Line stations are Scott Road, Gateway, Surrey Central and King George. Langley has no SkyTrain station. The Surrey-Langley SkyTrain runs 16 kilometres from King George Station to 203 Street in Langley City, with eight stations: Green Timbers, 152 Street, Fleetwood, Bakerview-166 Street, Hillcrest-184 Street, Clayton, Willowbrook and Langley City Centre. The project site gives late 2029 as the current anticipated in-service date.
The transit-oriented area rules in B.C. Reg. 263/2023 already list the eight planned stations. Land within 800 metres of a listed rail station must be allowed at least these densities, in all three municipalities:
| Distance from the station | Floor space ratio | Storeys |
|---|---|---|
| Within 200 m | 5.0 | 20 |
| 200 to 400 m | 4.0 | 12 |
| 400 to 800 m | 3.0 | 8 |
These are minimums a municipality must allow when it changes its zoning, not what is approved or built. For the corridor in detail, read the 200 Street corridor guide.
Three governments, two school districts
Surrey is one city. Langley is two: the Township of Langley and the City of Langley. Each has its own council, zoning bylaw and official community plan. Check which one a street belongs to before you read any bylaw, because the Township surrounds the City.
Surrey Schools reports 85,346 students in October 2026, in 107 elementary and 21 secondary schools. The Langley School District lists 33 elementary, 4 middle and 8 secondary schools and about 25,000 students. Grade spans differ by school in Langley, and the district decides each catchment.
Zoning that applies to both
The provincial small-scale multi-unit housing law covers single-family lots in both Surrey and Langley. Whether a lot qualifies turns on its size, servicing and location, and the Bill 44 guide, linked at the end of this page, sets out the test. The Township’s own rules for its lots are in the Fort Langley density piece.
Neighbourhood guides
Surrey: Surrey City Centre, Fleetwood, Newton, Guildford, Bear Creek, Sullivan, Clayton, Cloverdale, South Surrey, White Rock.
Langley: Langley City, Willoughby, Yorkson, Routley, Latimer, Walnut Grove, Brookswood-Fernridge, Murrayville, Fort Langley, Salmon River, Aldergrove.
Frequently asked questions
Which is cheaper, Surrey or Langley?
Langley’s board benchmark for a detached house was $1,448,100 in October 2026, against $1,380,100 in Surrey. Both are the MLS Home Price Index benchmark from the Fraser Valley Real Estate Board, and Langley means the Township and the City together. A benchmark is a modelled typical home, not an average sale price, and each side spans very different neighbourhoods. Compare the two streets you are weighing, not the municipalities. Source: Fraser Valley Real Estate Board, MLS Home Price Index benchmark, October 2026 (fvreb.bc.ca).Does Langley have SkyTrain?
Not yet. Surrey has four Expo Line stations today: Scott Road, Gateway, Surrey Central and King George. The Surrey-Langley SkyTrain adds eight stations over 16 kilometres, from King George Station to 203 Street in Langley City. The project site gives late 2029 as the current anticipated in-service date, which it calls an estimate. Source: Surrey Langley SkyTrain project, project overview (surreylangleyskytrain.gov.bc.ca, read November 6, 2026).Do the province’s transit-oriented density rules reach Langley?
Yes, for the planned stations. B.C. Reg. 263/2023 lists passenger rail stations at 140, 152, 160, 166, 184, 190, 196 and 203 Streets, and Langley Centre Exchange, a bus exchange. City of Surrey, City of Langley and Township of Langley are all in the tables for land within 800 metres of a rail station: at least 5.0 times the lot area and 20 storeys within 200 metres, 4.0 and 12 storeys to 400 metres, and 3.0 and 8 storeys to 800 metres. These are minimums the municipality must allow, not approvals. Which parcels fall in which ring is a question for the municipality. Source: B.C. Reg. 263/2023, ss. 2 to 5 and the Schedule (bclaws.gov.bc.ca, read November 6, 2026).How do the two school districts differ?
Surrey Schools reports 85,346 students in October 2026, in 107 elementary schools (Grades K to 7) and 21 secondary schools (Grades 8 to 12), and says it has the highest enrolment in B.C. The Langley School District lists 45 schools in its 2026 brochure: 33 elementary, 4 middle and 8 secondary, about 25,000 students. Grade spans differ by school in Langley, with some elementary schools K to 5 and others K to 7, and some secondary schools Grades 8 to 12, so check the school itself. Catchments come from each district. Source: Surrey Schools, 2026/2027 fact sheet (surreyschools.ca); Langley School District, 2026 brochure (sd35.bc.ca).
Sources(4)
Also drawn from: Fraser Valley Real Estate Board, Province of British Columbia, Surrey Schools, Langley School District.
- B.C. Reg. 263/2023, Local Government Transit-Oriented Areas RegulationBC Laws, read November 6, 2026
- Surrey Langley SkyTrain projectProvince of British Columbia, read November 6, 2026
- Surrey Schools fact sheet 2026/2027Surrey Schools, read November 6, 2026
- Langley School District brochure 2026Langley School District, read November 6, 2026
- MLS Home Price Index benchmark, October 2026Fraser Valley Real Estate Board (fvreb.bc.ca)
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Last reviewed by Bronson Job PREC, REALTOR®. Licence CC BY 4.0. How we verify.
I’m Bronson Job, a REALTOR® (PREC) with Momentum Realty Inc., so I earn a commission when I help someone buy or sell. This is general information, not advice on your situation, and I take no payment from any third party named here. How I verify.