Grandview Heights: New Builds, New Schools, and Premium Pricing

Written by Rob Visnjak, Personal Real Estate Corporation | Oakwyn Realty Ltd. | Published October 15, 2026

Grandview Heights, Surrey is where most of South Surrey’s new housing has gone up over the last two decades: detached homes, townhouses and some apartments on what used to be acreage and rural lots. If you’re looking here, the useful questions are how far the area is built out, what to check when the home is new or nearly new, what’s happening with schools, and how much more you pay than elsewhere in Surrey. Here’s what the official sources say.

Grandview Heights at a glance

Grandview Heights is part of the South Surrey community. In 2003, Surrey Council identified it as an area suitable for new development, and in 2005 it approved the Grandview Heights General Land Use Plan, which split the area into five neighbourhood plan areas. Each gets its own Neighbourhood Concept Plan (NCP) before it can be developed.

Source: City of Surrey, Corporate Report R144; 2026, and the City’s Sunnyside Heights, Redwood Heights and Grandview Heights Area 5 plan pages.

The takeaway: the western parts of Grandview Heights are largely built, while the eastern and central parts are still waiting for sewer and water servicing or haven’t been planned yet. If you buy near those areas, expect construction around you for years.

What’s still to come

• Redwood Heights sits at the east end of Grandview Heights, between 176 Street (Highway 15) and the Agricultural Land Reserve, north of 20 Avenue. Its plan covers about 201 hectares and was approved on May 4, 2020. The City describes it as a compact community, and it is still pending servicing.
• Grandview Heights Area 5 is the last area to be planned. It covers about 292 hectares between 28 Avenue, 176 Street, 20 Avenue and 164/168 Street. In a 2022 City survey, 55% of responding properties supported starting a plan. Council started the formal NCP process on July 13, 2026.
• Servicing. The City says Area 5 depends on trunk sewers, pump stations and water mains that are also needed for North Grandview, Redwood Heights and Darts Hill. Those projects haven’t been built yet.

If you’re buying an older home on a larger lot inside one of these areas, the plan for that land matters more than the house. Read the NCP and ask the City’s Planning & Development department about the specific address.

Already own in Grandview Heights and wondering what it’s worth? Start with a number. Get my free home value estimate.

New schools: Grandview Heights Secondary

• Grandview Heights Secondary (16987 25 Avenue) opened on September 7, 2021, with capacity for 1,500 students, according to Surrey Schools. It was built to ease overcrowding in South Surrey and White Rock.
• An addition is coming. The Province has announced a 500-seat addition. Construction is expected to start in summer 2027, and it’s set to open in fall 2029. The chair of the Surrey Board of Education said enrolment had nearly doubled in four years.
• I don’t rank schools. Online ratings aren’t from the school district.
• Check the exact address with Surrey Schools (use its school locator) before you write an offer. Catchments in a growing area can change.

What homes cost: the premium in numbers

FVREB doesn’t publish a Grandview Heights-only price. Grandview Heights falls within FVREB’s White Rock / South Surrey reporting area, which also includes the City of White Rock.

Source: Fraser Valley Real Estate Board, MLS® Summary and MLS® Home Price Index, September 2026 (Package202609). White Rock / South Surrey area (FVREB’s reporting area, which includes the City of White Rock); not Grandview Heights alone. Sales-to-active ratios are calculated from FVREB figures. The benchmark describes a typical home, not any particular property, and isn’t a forecast.

Compared with FVREB’s central Surrey area in September 2026:

Source: Fraser Valley Real Estate Board, MLS® HPI, September 2026. Differences calculated from FVREB benchmarks.

How to read that:

• The premium is mostly in detached homes. A typical detached home benchmarked about $308,000 higher than in central Surrey. For townhouses, the gap was about $47,500.
• Townhouses fell the most over the year (-11.2%). Grandview Heights has a lot of townhouses, so that’s the number to watch here.
• Newer homes usually sell above the benchmark. The benchmark describes a typical home across the whole area, including older ones. Compare recent sales of similar-age homes on your street.

For the wider picture, see average home price in Surrey and my Surrey market update.

Buying new or nearly new: what to check

• Warranty. New homes in B.C. are generally covered by home warranty insurance under the Homeowner Protection Act. Coverage runs from the original completion date, so a resale home may have only part of it left. Ask for the warranty details.
• Taxes on new homes. Newly built homes can have their own property transfer tax exemption and GST rules. See property transfer tax in Surrey and the first-time buyer GST rebate.
• Strata documents for townhouses: bylaws, minutes, the depreciation report and contingency reserve fund. Newer stratas can still have special levies.
• Pre-sales. Buying before completion has its own risks; see buying pre-construction in Surrey.
• What’s next door. Check the NCP land-use designation for nearby lots. A field today can be townhouses or a school site later.

Comparing new builds in Grandview Heights? I’ll pull recent solds for homes of the same age and type. Book a no-pressure chat with Rob.

Grandview Heights vs Langley

Source: FVREB, September 2026.

Many buyers compare Grandview Heights with newer Langley areas. Townhouses were benchmarked at about the same price in both; the gap is in detached homes. See Langley vs Surrey, and the Willoughby and Brookswood guides.

FAQ

Where is Grandview Heights in Surrey? In South Surrey, east of Highway 99. The City’s Grandview Heights plan areas run from the Highway 99 corridor east past 176 Street (Highway 15) to the Agricultural Land Reserve, mostly between 20 and 28 Avenue.

Is Grandview Heights still being developed? Yes. On the City’s figures, Morgan Heights is almost complete, Sunnyside Heights and Orchard Grove are under development, Redwood Heights and Darts Hill are pending servicing, and Area 5 started planning in July 2026.

What do homes cost in Grandview Heights? FVREB doesn’t publish a Grandview Heights price. Its White Rock / South Surrey benchmarks in September 2026 were $1,612,500 detached, $797,100 townhouse and $544,400 apartment.

Which high school serves Grandview Heights? Grandview Heights Secondary opened in 2021 to serve the area, but catchments depend on the exact address. Check it with Surrey Schools’ school locator.

Is Grandview Heights more expensive than the rest of Surrey? For detached homes, the White Rock / South Surrey benchmark was about 24% higher than central Surrey in September 2026. For townhouses, the gap was about 6%.

Conclusion

Grandview Heights offers newer homes, a new secondary school with an addition on the way, and room to keep growing. You pay a premium for detached homes compared with central Surrey, though townhouses are much closer in price, and townhouse values fell the most over the past year. Much of the area is still being planned or serviced, so what gets built next to you matters. Before you offer, check the warranty, the strata documents, the plan for nearby land and the school catchment.

What happens next: When you book a chat, we go over your budget, the type of home you want and your timing. Then I pull recent sold and active listings for the streets and buildings you’re considering. There’s no cost and no obligation. Book a no-pressure chat with Rob.

This article is general information based on publicly available data as of October 2026. It isn’t financial, legal, or tax advice, and it isn’t an appraisal. Land-use plans, school catchments, warranty and tax rules are set by the City of Surrey, the Surrey School District, the Province of B.C. and the federal government, and can change; confirm before you buy. For advice on your situation, talk to a licensed professional. Rob Visnjak Personal Real Estate Corporation, Oakwyn Realty Ltd.