Cloverdale Real Estate — Surrey, BC
Surrey’s heritage town and family-detached value pocket. I'm Dan Marusin PREC at Renanza Realty — the page below is the read I give my own Surrey clients before they tour.
Cloverdale at a glance
Cloverdale runs from approximately 56th Avenue south to 64th Avenue and from 168th Street to 192nd Street, anchored by the historic Cloverdale town centre, the Cloverdale Rodeo Fairgrounds, and Clayton Heights to the east. The housing stock is a mix — 1990s family-detached subdivisions in Cloverdale BC, newer 2000s–2020s townhouses in Clayton Heights and Sullivan Heights, and a growing condo footprint near the future Surrey-Langley SkyTrain station at 184th Street.
Vibe: Family-detached · Heritage town · Master-planned townhouses · Growing
Typical 2026 prices
| Detached | $1.55M – $2.05M |
| Townhouse | $880K – $1.15M |
| Condo / Apartment | $580K – $760K |
Directional ranges from MLS HPI and recent comparable sales. Not appraisal values. Get a precise CMA from Dan.
Housing typology
Mix of detached single-family in core Cloverdale, dense townhouse complexes in Clayton Heights, and newer condos near 184th Street.
Ideal Cloverdale buyer
Move-up families wanting detached value, first-time townhouse buyers in Clayton Heights, and long-hold investors targeting the future SkyTrain station at 184th Street.
Market dynamics
Cloverdale 2026 prices vs the Lower Mainland
How Cloverdale stacks up against the broader Greater Vancouver + Fraser Valley HPI benchmark. Bars are scaled directly from current MLS HPI data and recent comparable sales — they tell you whether Cloverdale is a value play, a parity market, or a premium pocket relative to the wider region.
LM benchmark = blended Greater Vancouver + Fraser Valley HPI as of April 2026 (detached ~$1,950,000 · townhouse ~$1,080,000 · condo ~$770,000). Cloverdale bars represent the lower end of typical sale prices — premium properties trade above. Source: REBGV / FVREB MLS HPI + recent comparable sales.
Transit & commute
502, 503, 320, and 321 buses; future Surrey-Langley SkyTrain extension lands a station at 184th Street.
Schools & catchments
- Lord Tweedsmuir Secondary
- Clayton Heights Secondary
- Sullivan Heights Secondary
- Hillcrest Elementary
Catchments change. Always verify your specific address with the school district.
Should you buy in Cloverdale?
✓ Strengths
- Family-detached at well below South Surrey or Walnut Grove pricing
- Future Surrey-Langley SkyTrain station within 10-minute walk for Clayton Heights
- Strong townhouse depth in Clayton Heights
- Cloverdale Athletic Park + Rodeo Grounds amenity
⚠ Things to check
- No SkyTrain in service yet — long bus-and-transfer commute
- Active townhouse construction in Clayton Heights
- Some 1990s detached homes need polybutylene + roof renewal
Investor snapshot
Cloverdale rental yields & investor angle
Rough gross yield ranges based on typical CMHC market rents in the Surrey CMA and the lower end of Cloverdale purchase prices. Real numbers shift with strata fees, vacancy, financing, and property tax — I run a full pro-forma before we make any offer.
| Property type | Purchase (low) | Typical rent | Gross yield range |
|---|---|---|---|
| Detached (rented as SFH) | $1.55M – $2.05M | $3,800-5,500/mo | 2.94% – 4.26% |
| Townhouse | $880K – $1.15M | $3,200-4,200/mo | 4.36% – 5.73% |
| Condo (1-bed) | $580K – $760K | $2,200-2,800/mo | 4.55% – 5.79% |
Gross yield = annual rent ÷ purchase price. Net yields after strata, taxes, vacancy, repairs, and financing typically run 1.5-2.5 percentage points lower. I model the BC tax stack (Speculation Tax, Empty Homes Tax, Property Transfer Tax, capital gains, and the new BC Home Flipping Tax) for every investor file.
Where to look in Cloverdale
Streets and corridors I keep an eye on for Cloverdale clients:
Looking at a Cloverdale lot for redevelopment?
Bill 44 SSMUH, Bill 47 TOD, and the Surrey OCP overlay all stack differently depending on lot width, lane access, and tree retention. I model actual buildable sqft and pro-forma before any "redevelopment" purchase — happy to run yours.
Pipeline
Recent & upcoming developments in Surrey
Surrey continues to densify around its town-centre and transit corridors under the new BC housing legislation framework. These projects directly impact Cloverdale valuation, supply, and infrastructure load over the next 5-10 years.
Side-by-side
Cloverdale vs nearby Surrey neighbourhoods
Quick benchmark of Cloverdale against the closest comparable Surrey pockets I cover. Use this to triangulate where your budget gets you the best fit.
| Neighbourhood | Detached | Townhouse | Condo | Vibe |
|---|---|---|---|---|
| Cloverdale YOU ARE HERE | $1.55M – $2.05M | $880K – $1.15M | $580K – $760K | Family-detached, Heritage town |
| South Surrey / Morgan Creek | $1.85M – $2.85M | $1.05M – $1.45M | $640K – $920K | Master-planned, Premium-detached |
| Fleetwood | $1.55M – $2M | $880K – $1.15M | $580K – $740K | Family-detached, Transit-corridor |
FAQ
Cloverdale real estate questions
When will SkyTrain reach Cloverdale?
The Surrey-Langley SkyTrain extension is targeting late-2028 service. Stations along Fraser Highway include 184th Street (which serves Clayton Heights and east Cloverdale) and 196th Street (Willoughby). Long-hold buyers in Clayton Heights are well-positioned for transit-oriented appreciation.
Is Clayton Heights part of Cloverdale or Surrey?
Clayton Heights is technically a sub-area of Cloverdale (which is itself a town centre within the City of Surrey). For real-estate-listing purposes, Clayton Heights is reported as its own neighbourhood under REBGV but rolls into the broader Cloverdale planning area for civic and school catchment matters.
Free home evaluation in Cloverdale
I'll prepare a hand-built CMA for your Cloverdale address using the most recent MLS sales — typically returned within 24 hours.
No spam, no obligation. Submitted via Formspree.
Other Surrey neighbourhoods
Compare Cloverdale against the other pockets I cover in Surrey.