Fleetwood-east (Surrey) — A Buyer’s Guide
A note from me: I’m Bronson Job, a REALTOR® (PREC) with Royal LePage Ben Gauer & Associates, so I earn a commission when I help someone buy or sell. I write these guides to be genuinely useful — general information, not advice on your specific situation — and I take no payment from any third party named in them. How I verify.
Fleetwood-east is the eastern half of the Fleetwood community in the City of Surrey — the family-formation stretch east of 152 Street and north of 80 Avenue, built around the master-planned Fleetwood Town Centre. A Surrey-Langley SkyTrain station is planned along Fraser Highway at the heart of it, currently targeted to open late 2029. This guide walks the five sub-areas, the School District 36 catchments, the planned station and its walkability radius, the 22-hectare Fleetwood Park, and the commute. It pairs with the Surrey-Langley SkyTrain corridor guide.
Market snapshot · May 2026
Fleetwood · HPI Benchmark
Benchmark price
$1.10M
Month over month
+0.2%
Year over year
-6.2%
Sales (month)
1,995
Active listings
14,755
Months of inventory
8.3
Fraser Valley Real Estate Board / Greater Vancouver REALTORS composite Home Price Index (HPI) — the industry-standard measure of typical home value, adjusted for property mix. Soft supply (buyers’ territory).
See the Fleetwood HPI chart on Market Insights
Source: Fraser Valley Real Estate Board · Real Estate Board of Greater Vancouver. Composite (all property types). HPI benchmarks are aggregate measures — specific properties may transact above or below.
Five enclaves
The five enclaves, mapped
Fleetwood-east is not one neighbourhood — it is five enclaves with different SkyTrain station proximity, different inventory vintages, and different price-per-square-foot benchmarks. The City groups them as “Fleetwood” for Open Data and FVREB micro-area reporting, but the on-the-ground experience differs by 800-metre station radius (the load-bearing variable for medium-term valuation), elementary catchment boundaries, and proximity to the Fleetwood Park amenity. Recognised sub-pockets the City acknowledges in its OCP work include Fleetwood Town Centre, the Fleetwood Park enclave, North Fleetwood, East Fleetwood (transitioning to Cloverdale), and South Fleetwood (transitioning to Newton).
Fleetwood Town Centre
Fleetwood Town Centre is the planned mixed-use core anchored on Fraser Highway between roughly 156 Street and 162 Street, and is the stretch the City of Surrey identifies as the long-term density node. Existing inventory is a mix of older detached on 6,500–8,500 sq ft lots, mid-1990s and 2000s townhouse complexes, and a small footprint of mid-rise condo developments built since 2015. The Fleetwood Town Centre Plan (originally adopted in 2010, refreshed through the 2017 update reflecting Surrey-Langley SkyTrain corridor planning, and again touched on through subsequent OCP work) envisions mid-rise residential and commercial intensification along Fraser Highway directly around the future SkyTrain station — but most of that built form is still on the come, not in place. This is where the corridor premium will land hardest.
North Fleetwood (near 92 Avenue)
North Fleetwood runs roughly between 88 Avenue and 96 Avenue, north of the Town Centre spine. Inventory leans 1980s through 2000s detached on conventional 7,000–9,000 sq ft lots, with mature trees, established blocks, and meaningful incremental redevelopment along the Hjorth Road / 88 Avenue corridor. School District 36 catchments lean Frost Road Elementary or Coyote Creek Elementary at the elementary level, with Fleetwood Park Secondary as the dominant secondary feeder. Pricing tracks closer to family-formation detached than to estate-tier — these are working-family detached homes with the Fleetwood Park Secondary catchment as the load-bearing draw.
East Fleetwood (transitioning to Cloverdale)
East Fleetwood is the transition zone running east of roughly 168 Street toward the Cloverdale boundary at 184 Street, mostly south of 88 Avenue. Inventory is mixed: post-2010 townhouse complexes and newer detached on smaller 4,500–5,500 sq ft lots are common along the redevelopment edges; older 1970s/1980s detached on conventional lots persists on interior blocks. The boundary between Fleetwood-east and West Clayton (Cloverdale) is functionally porous — the inventory mix and the FVREB micro-area treatment differ only marginally. School District 36 catchments lean Coyote Creek Elementary or Lena Shaw Elementary at the elementary level, with Fleetwood Park Secondary continuing to handle the eastern corridor.
Fleetwood Park area
The Fleetwood Park enclave wraps Francis Park and the larger Fleetwood Park (16140 80 Avenue) — a 22-hectare park-and-recreation amenity with the Fleetwood Community Centre, an outdoor pool, sports fields, walking trails, and an off-leash dog area. The detached inventory immediately abutting the park is generally 1980s through 2000s on conventional 7,000–9,000 sq ft lots, with the park-frontage and view-of-park premium adding a meaningful share of the price for adjoining streets. Pacific Heights Elementary and Coyote Creek Elementary are common catchments here; Fleetwood Park Secondary at 7940 156 Street anchors the secondary feed. The park itself is the load-bearing amenity for this enclave — buyers consistently pay 4–8% above otherwise-equivalent inventory for park-adjacent or park-walkable addresses.
South Fleetwood (along 80 Avenue)
South Fleetwood runs along 80 Avenue / Highway 10 between roughly 152 Street and 168 Street, transitioning toward Newton to the southwest and Cloverdale to the southeast. Inventory leans older 1970s and 1980s detached on conventional 6,000–8,000 sq ft lots, with newer townhouse complexes along 80 Avenue and 84 Avenue. Pricing tracks closer to Newton detached than to Fleetwood Town Centre — the corridor premium has not extended this far south of Fraser Highway, and the Fleetwood Park Secondary catchment thins toward the boundary with the Newton-feeder catchments. School District 36 catchments here vary block by block — verify the specific street.
Schools
Schools — the catchment math
Fleetwood-east falls within School District 36 (Surrey), with Fleetwood Park Secondary at 7940 156 Street as the dominant secondary catchment for most of the community. Fleetwood Park Secondary consistently ranks in the top quartile of BC public secondary schools by Fraser Institute methodology, with deep Advanced Placement, athletics, and arts programming. The catchment is meaningfully stronger than the surrounding Newton-feeder catchments, which is a load-bearing reason buyers consistently pay a school-catchment premium for Fleetwood-east addresses over otherwise-equivalent Newton inventory.
Common elementary feeders include Pacific Heights Elementary (Town Centre and west Fleetwood), Coyote Creek Elementary (north and east Fleetwood, around the 88 Avenue corridor), Frost Road Elementary (north Fleetwood, near the 92 Avenue stretch), and Lena Shaw Elementary (east Fleetwood transitioning to Cloverdale). Each has its own catchment polygon — boundary lines run through several Fleetwood enclaves and a two-block move can change the elementary feeder.
School District 36 catchment maps are reviewed periodically — verify the current attendance area for any specific Fleetwood address before placing an offer, particularly if you are paying a Fleetwood Park Secondary catchment premium. The catchment maps are the source of truth, not the listing description.
The SkyTrain corridor — Fleetwood Station, late 2029
The Surrey-Langley SkyTrain extension is a 16-kilometre elevated guideway running along Fraser Highway with 8 stations terminating at Langley City Centre (203 Street). The Fleetwood Station sits at the heart of the corridor — roughly between 156 Street and 162 Street, directly aligned with the City of Surrey’s Fleetwood Town Centre Plan area. The Province confirmed in January 2026 that in-service is targeted for late 2029 (pushed back from earlier 2028 estimates). Construction is underway across all 8 stations as of H1 2026.
The 800-metre walkability radius around the Fleetwood Station covers most of central Fleetwood Town Centre along Fraser Highway plus the immediately abutting blocks — properties walkable to the station can re-rate 10–25% in the years before opening, then flatten. The Fleetwood Town Centre Plan (originally adopted in 2010, refreshed through the 2017 update reflecting the SkyTrain corridor framework) explicitly envisions mid-rise residential and commercial intensification around the station — though most of that built form is still on the come, not in place. Buyers inside the radius are the medium-term winners; buyers outside the radius benefit indirectly through corridor halo effects.
The Brentwood Town Centre area on the Millennium Line and the Marpole area on the Canada Line are the usual BC reference points — Brentwood saw roughly 15–25% re-rating within 18 months of its station opening, and Marpole tracked similarly within its own corridor band. Those are precedents, not promises; whether Fleetwood follows the same arc is what a corridor buyer is weighing, and it is worth checking recent Fleetwood solds against current asking prices before assuming the premium is or is not priced in.
Property mix
Property mix — the inventory snapshot
Fleetwood-east’s inventory leans family-formation rather than estate-tier: roughly 55% detached on conventional 5,000–7,000 sq ft lots (a meaningful share of which are 1980s and 1990s builds), roughly 30% townhouses (with significant new-build supply along Fraser Highway and 80 Avenue from post-2015 developments), roughly 10% condos concentrated near the future SkyTrain Fleetwood Station, and roughly 5% other (older multi-family, semi-detached, infill). Lot sizes vary by enclave — older detached on 6,500–8,500 sq ft lots persists in North Fleetwood and Fleetwood Park; newer post-2010 detached on smaller 4,500–5,500 sq ft lots dominates the redevelopment edges along Fraser Highway and 80 Avenue.
The dominant new-build product category is the three-storey townhouse, with 2-bedroom to 4-bedroom unit mixes and underground or street-level parking. Townhouses inside the 800-metre Fleetwood Station radius are the most directly transit-oriented inventory; older detached north of 88 Avenue is the cleanest Bill 44 SSMUH redevelopment candidate. Each enclave has its own supply-and-demand dynamic — the FVREB micro-area benchmark masks the substantial price-per-square-foot variation between Town Centre transit-adjacent inventory and South Fleetwood pre-redevelopment older detached.
Worked numbers
Worked example — Fleetwood Town Centre 2019-build townhouse at $1.05M (inside 800m of future Fleetwood Station)
3-bedroom 1,620 sq ft three-storey townhouse, 2019 build, 550 metres east of the future Fleetwood Station along Fraser Highway. Pacific Heights Elementary catchment, Fleetwood Park Secondary feeder. PTT: 1% × $200K + 2% × $850K = $2K + $17K = $19K. First-time-buyer exemption: not applicable (above the $835K full-exemption threshold and above the $860K partial-exemption threshold). Newly-built exemption: not applicable (over 5 years from build at this point in the cycle, depending on transaction date relative to building completion). CMHC default insurance: available for sub-20%-down purchases (under the $1.5M cap), but verify the qualifying-rate stress test against current OSFI B-20 floor. Strata fee: typically $300–$420/mo for newer Fleetwood townhouses; verify the depreciation report and contingency reserve before subject removal — depreciation reports are mandatory in BC for stratas with 5+ units. The corridor question: whether the station-radius premium widens into the late-2029 in-service date is what a corridor buyer is weighing here; the Brentwood and Marpole station areas (15–25% re-rating) are the BC reference points, not a guarantee that Fleetwood follows the same pattern.
Example 2 — North Fleetwood 1995-build detached at $1.65M (outside 800m radius, Bill 44 SSMUH candidate)
4-bedroom 2,500 sq ft detached on a 7,800 sq ft conventional lot, 1995 build, 1.4 km north of the future Fleetwood Station (outside the 800-metre walkability radius but inside the corridor halo). Coyote Creek Elementary catchment, Fleetwood Park Secondary feeder. PTT: 1% × $200K + 2% × $1.45M = $2K + $29K = $31K. CMHC default insurance: not eligible (above $1.5M cap, so 20% down required: $330K). Total cash to close ex-mortgage: ~$330K down + $31K PTT + ~$3K legal + ~$1K title insurance = roughly $365K. Bill 44 SSMUH multiplex eligibility: in principle yes — this is a clean candidate for an eventual coach-house or duplex addition, contingent on lane access and servicing. The play here is the school catchment plus the long-hold Bill 44 lot-value optionality, not the SkyTrain corridor premium.
Example 3 — East Fleetwood 2017-build detached on smaller lot at $1.55M (corridor halo)
4-bedroom 2,400 sq ft detached on a 5,200 sq ft small-lot, 2017 build, 1.1 km east of the future Fleetwood Station and 0.9 km west of the future Bakerview-166 Street Station — functionally inside the corridor halo between two stations though outside both 800-metre radii. Lena Shaw Elementary catchment, Fleetwood Park Secondary feeder. PTT: 1% × $200K + 2% × $1.35M = $2K + $27K = $29K. Newly-built exemption: not applicable (over 5 years from build). CMHC default insurance: not eligible (above $1.5M cap, so 20% down required: $310K). The corridor-halo premium does not fully apply here, but newer construction quality and the Fleetwood Park Secondary catchment drive the price.
Commute
Commute math — Fraser Highway, 152 Street, the future Fleetwood Station
Fleetwood-east’s commute spines are Fraser Highway (the east-west spine, the eventual SkyTrain corridor and the principal route to King George SkyTrain) and 152 Street (the north-south spine, connecting north to the Highway 1 / 152 Street interchange and south to Newton). 88 Avenue and 96 Avenue are secondary east-west routes used to bypass Fraser Highway congestion at peak.
By car at peak, downtown Vancouver is typically 60–80 minutes each way via Fraser Highway to King George Boulevard and the Pattullo Bridge into New Westminster, or via 152 Street north to Highway 1 and the Port Mann; off-peak runs 45–60. Surrey Memorial Hospital is roughly 12–20 minutes off-peak from the Fleetwood Town Centre. Transit currently means a bus to Surrey Central SkyTrain (about 25–40 minutes plus the SkyTrain leg) — figure 80–100 minutes door-to-door for downtown.
The Surrey-Langley SkyTrain extension (targeted late 2029) will add direct rail at the Fleetwood Station, materially improving commute math — figure 65–80 minutes door-to-door for downtown post-opening. For Fleetwood-east residents, the SkyTrain transition is the largest single commute upgrade in the community’s history.
Frequently asked questions
How will the Surrey-Langley SkyTrain Fleetwood Station affect prices?
The Fleetwood Station along Fraser Highway (between 156 and 162 Street, at the heart of the Fleetwood Town Centre Plan area) is one of 8 stations on the Surrey-Langley SkyTrain. In-service is targeted late 2029. The 800-metre walking radius covers most of the central Town Centre stretch plus immediately abutting blocks. In past BC openings, walkable-radius properties re-rated 10–25% in the years around opening, then flattened. Past patterns are not a guarantee.Is Fleetwood-east better than Newton for a buyer choosing between them?
Different decisions. Fleetwood-east offers a single dominant secondary catchment (Fleetwood Park Secondary, a strong public secondary by Fraser Institute ranking), the future Fleetwood SkyTrain station, and a master-planned town-centre intensification framework. Newton has a wider mix of secondary catchments, no SkyTrain station currently planned within Newton, and a more heterogeneous vintage mix. For families weighting schools and willing to wait 3–5 years for the SkyTrain corridor to mature, Fleetwood-east is the cleaner bet.What schools serve Fleetwood-east?
Fleetwood-east falls within School District 36 (Surrey). Fleetwood Park Secondary at 7940 156 Street is the dominant secondary catchment for most addresses — consistently top-quartile by Fraser Institute ranking with deep AP, athletics, and arts programs. Elementary feeders include Pacific Heights (Town Centre and west Fleetwood), Coyote Creek (north and east), Frost Road (north), and Lena Shaw (east, transitioning to Cloverdale). A two-block move can change the elementary feeder — verify the live SD 36 map.What is Fleetwood Park and why does it matter for property buyers?
Fleetwood Park (16140 80 Avenue) is a 22-hectare park-and-recreation amenity with the Fleetwood Community Centre, an outdoor pool, multiple sports fields, walking trails, an off-leash dog area, and adjoining tennis courts. It is the largest park in Fleetwood and one of the most heavily used family amenities in the eastern half of Surrey. Property impacts: weekend-traffic and parking within 2–3 blocks during summer events, plus a 4–8% park-frontage premium on adjoining streets.How long is the commute from Fleetwood-east to downtown Vancouver?
By car at peak, typically 60–80 minutes via Fraser Highway → King George Boulevard → the Pattullo Bridge, or via 152 Street → Highway 1 → the Port Mann. Off-peak runs 45–60. Transit today means a bus to Surrey Central SkyTrain (~25–40 minutes plus the SkyTrain leg) — figure 80–100 minutes door-to-door. The Surrey-Langley SkyTrain Fleetwood Station (targeted late 2029) takes the downtown commute to roughly 65–80 minutes door-to-door post-opening.Townhouse or detached in Fleetwood — which makes more sense?
Detached on 5,000–7,000 sq ft lots is the dominant product (~55% of inventory); townhouses are ~30%. The choice typically comes down to two questions: (1) Is the buyer inside the 800-metre Fleetwood Station radius? Townhouses there capture corridor premium more directly and resell into a transit-oriented buyer pool. (2) Does the buyer want Bill 44 SSMUH lot-value optionality? Detached on conventional lots opens the multiplex / coach-house redevelopment pathway; townhouses inside a strata do not.
What to read next
- · Fleetwood REALTOR® — working with Bronson Job on an East Fleetwood purchase or sale
- · Surrey-Langley SkyTrain corridor pillar — the full 8-station corridor analysis from Green Timbers to Langley City Centre
- · Cloverdale and Clayton — the next station east on the corridor — Clayton Station and the post-2010 townhouse corridor
- · Tynehead (Surrey) — the larger-lot detached and acreage neighbour 5–8 minutes north of Fleetwood, anchored on the 260-hectare Tynehead Regional Park
- · Willoughby (Langley) — the Langley-side new-construction townhouse alternative further east on the corridor
- · Sullivan (Surrey) — the southern-Surrey family-detached corridor between 144 Street and 152 Street; commonly considered against South Fleetwood for the $1.4M–$1.7M band
- · Transit-oriented development guide — the BC TOD framework and the standard 10–25% station-radius premium math
- · Bill 44 / SSMUH guide — the provincial framework behind Surrey’s multiplex zoning, load-bearing for North Fleetwood lot-value optionality
- · Willoughby (Langley) area page — snapshot of the Yorkson + Routley + Carvolth corridor at the eastern terminus of the SkyTrain extension
- · CMHC default insurance guide — the $1.5M cap and how it shapes Fleetwood detached down-payment math
- · BC Property Transfer Tax and PTT calculator — on a $1.3M Fleetwood-east detached, BC PTT runs ~$24,000 at closing
- · Foreign Buyer Ban + 20% APTT — the non-resident interaction on Specified Area purchases (Surrey is included)
- · BC affordability calculator — model the qualifying rate against a $1M–$1.8M Fleetwood target
- · BC Real Estate Codex — primary-source-cited reference for every fact above
Verified sources (3)· re-verified 2026-05-09Click to expand
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.
- BC Governmentretrieved 2026-05-09Bill 47 — Housing Statutes (Transit-Oriented Areas) Amendment Act, 2023https://www.bclaws.gov.bc.ca/civix/document/id/lc/billscur/4th42nd:gov47-3
- BC Governmentretrieved 2026-05-09Transit-Oriented Development Areas — Province of British Columbiahttps://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives/transit-oriented-development-areas
- BC Governmentretrieved 2026-05-09· published 2023-11-08New legislation requires homes near transithttps://news.gov.bc.ca/releases/2023HOUS0153-001706
bc.tod.transit_oriented_development · v1View in Codex →Verified sources (2)· re-verified 2026-05-08Click to expand
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.
- BC Governmentretrieved 2026-05-08Small-scale multi-unit housing (SSMUH)https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives/smale-scale-multi-unit-housing
- Otherretrieved 2026-05-08Township of Langley — Zoning and Bylaws (Bylaw 6020)https://www.tol.ca/en/services/zoning-and-bylaws.aspx
bc.bill44_2023_ssmuh · v1View in Codex →Verified sources (2)· re-verified 2026-05-19Click to expand
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.
- BC Governmentretrieved 2026-05-19Property Transfer Taxhttps://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax
- BC Governmentretrieved 2026-05-08Property Transfer Tax Act, RSBC 1996, c. 378https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/96378_01
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