Skip to main content
Skip to article
On this page
Neighbourhood guide

Clayton (Surrey): A Buyer’s Guide

Last reviewed by Bronson Job PREC, REALTOR®Sources: City of Surrey open data (neighbourhoods, secondary plans, school catchments), Surrey Langley SkyTrain project, TransLink schedule data, Province of BC (Bill 44)CC BY 4.0How we verify

A note from me: I’m Bronson Job, a REALTOR® (PREC) with Momentum Realty Inc., so I earn a commission when I help someone buy or sell. These guides are general information, not advice on your specific situation, and I take no payment from any third party named in them. How I verify.

The City of Surrey splits this part of the city into Clayton, East Clayton and Hillcrest, and the high school changes between them. Two planned SkyTrain stations sit on Fraser Highway at its edge. This guide covers the three neighbourhoods, the schools, the City’s plans and the stations. It pairs with the Clayton area page and the Cloverdale guide: the area page is the live market snapshot, this one is the slower read.

Market snapshot · September 2026

Clayton · HPI Benchmark

Benchmark price

$787K

Month over month

-1.1%

Year over year

-5.7%

Sales (month)

30

Detached, townhouse and apartment only

Active listings

125

Detached, townhouse and apartment only

Months of inventory

4.2

Active listings divided by average monthly sales over the past 12 months, so it will not equal this month’s active listings divided by this month’s sales.

Fraser Valley Real Estate Board composite Home Price Index (HPI), the industry-standard measure of typical home value, adjusted for property mix. Sales were 24.0% of active listings in the month, a sellers’ market by board convention. Boards call under 12% a buyers’ market and over 20% a sellers’ market.

See the Clayton HPI chart on Market Insights

Source: Fraser Valley Real Estate Board. The benchmark is the composite index; sales and active listings count detached, townhouse and apartment homes only. HPI benchmarks are aggregate measures; specific properties may transact above or below.

The map

Three neighbourhoods, mapped

Clayton is the largest of the three, and East Clayton and Hillcrest sit along its southern edge. A buyer chooses a neighbourhood first, because the high school changes between them. The map below is framed on the City’s boundaries for all three.

Map loading…
The City of Surrey’s Clayton, East Clayton and Hillcrest neighbourhoods.

Clayton

Clayton is the City’s name for the land between about 176 and 196 Street, north of Hillcrest and the Cloverdale Town Centre. École Salish Secondary covers about 99.5% of it. The elementary catchments are Regent Road (about 60%), Port Kells (about 26%) and Maddaugh (about 13%).

East Clayton

East Clayton is the City’s name for the land around Clayton Station, between about 188 and 196 Street. Clayton Heights Secondary covers about 86% of it and Salish about 13%. The elementary catchments are Katzie, Hazelgrove and Latimer Road at about 28% to 30% each, and Maddaugh at about 10%.

Hillcrest

Hillcrest is the neighbourhood between 184 and 190 Street around the planned Hillcrest-184 Street Station. About 95% of it is in the École Salish Secondary catchment and about 96% in the Hillcrest Elementary catchment.

Catchments

Schools: Salish for most, Clayton Heights for East Clayton

École Salish Secondary (7278 184 Street) covers almost all of Clayton and Hillcrest, and Clayton Heights Secondary (7003 188 Street) covers most of East Clayton. The shares above are percentages of land area inside each City neighbourhood boundary, not of homes.

Surrey School District’s school locator shows the school for one address. Use it before you pay a premium for a school.

Transit

Two planned SkyTrain stations on Fraser Highway, anticipated late 2029

The Surrey Langley SkyTrain extends the Expo Line 16 kilometres to 203 Street in Langley City, and two of its eight stations are here. Hillcrest-184 Street Station will be at the northwest corner of 184 Street and Fraser Highway. Clayton Station will be at 190 Street and Fraser Highway. The next station east, Willowbrook, will be at the northeast corner of 196 Street and Fraser Highway.

Until the line opens, the area is served by buses: routes 502, 503, 372 and 370 in Clayton, and 364 and 395 in East Clayton.

The City’s plans

The plan that governs a lot depends on the lot

The City of Surrey’s plan layer lists the East Clayton Neighbourhood Concept Plan (2003), the East Clayton Extensions (2005), an East Clayton Transit Oriented Area (2014) and the West Clayton Neighbourhood Concept Plan (2015). Ask the City which plan covers a given lot.

The Bill 44 / SSMUH guide and the Houseplex: Surrey guide explain how the provincial multi-unit rules apply to a Surrey lot. Check the lot’s zone and size on the City’s map before pricing in a second or third home.

Frequently asked questions

  • Which high school serves Clayton?
    It depends on the City of Surrey neighbourhood. École Salish Secondary (7278 184 Street) covers about 99.5% of the Clayton neighbourhood and about 95% of Hillcrest. Clayton Heights Secondary (7003 188 Street) covers about 86% of East Clayton, and Salish covers most of the rest. Surrey School District's school locator shows the school for one address.
  • Which elementary schools serve Clayton?
    The Clayton neighbourhood splits among Regent Road (about 60%), Port Kells (about 26%) and Maddaugh (about 13%). East Clayton splits among Katzie, Hazelgrove and Latimer Road (each about 28% to 30%) and Maddaugh (about 10%). Hillcrest is almost all Hillcrest Elementary. The shares are percentages of land area, not of homes.
  • Where are the SkyTrain stations, and when do they open?
    The Surrey Langley SkyTrain project extends the Expo Line 16 kilometres from King George Station to 203 Street in Langley City, with eight stations. Hillcrest-184 Street Station will be at the northwest corner of 184 Street and Fraser Highway. Clayton Station will be at 190 Street and Fraser Highway. The project's current anticipated in-service date is late 2029.
  • Which plans cover Clayton?
    The City of Surrey's Secondary Plan Boundaries layer lists the East Clayton Neighbourhood Concept Plan (2003), the East Clayton Extensions (2005), an East Clayton Transit Oriented Area (2014) and the West Clayton Neighbourhood Concept Plan (2015). It also lists a Clayton General Land Use Plan (1998). The project site names the planning around the station the Clayton Corridor Plan. Ask the City which plan governs a given lot.
  • What bus service is there?
    TransLink's schedule data shows routes 502, 503, 372 and 370 stopping in the Clayton neighbourhood, and East Clayton adds routes 364 and 395. Check the stop and the times for the address.

What to read next

Estimated catchments in and around Clayton

Tap one to see what is for sale inside it. Boundaries come from the school district and shift on their review cycles, so call or text me and I’ll confirm one before you remove subjects.

Secondary

Clayton HeightsLord TweedsmuirSalish

Elementary

Latimer RoadSunrise RidgeMartha CurrieDon ChristianHillcrest

Sources and method

Neighbourhood boundaries, secondary plans and school catchments: City of Surrey open data, checked 2026-10-17. Catchment shares are percentages of land area, not of homes. Stations and in-service date: the Surrey Langley SkyTrain project site. Bus routes: TransLink schedule data (feed 26SEP_20261016), stops inside each boundary. School addresses: the City of Surrey’s Schools layer.

Sources: Legislative Assembly of British Columbia · BC Government
Verified sources (5)· re-verified Oct 13, 2026Show sources

Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.

Fact ID: bc.tod.transit_oriented_development · v3View in Codex →
Spot an issue? Report an inaccuracy · How we verify
Sources: Legislative Assembly of British Columbia · BC Laws · BC Government · Other
Verified sources (8)· re-verified Oct 16, 2026Show sources

Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.

Fact ID: bc.bill44_2023_ssmuh · v3View in Codex →
Spot an issue? Report an inaccuracy · How we verify
Bronson Job PRECREALTOR® · Momentum Realty Inc.GVR Member #6015742 · FVREB Member #FJOBBR