Fleetwood (Surrey, BC) Neighbourhood Guide
Fraser Highway corridor and incoming SkyTrain Phase 1 stations. What I tell clients before they put in an offer in Fleetwood: real price bands, transit reality, schools, and where the value is right now.
Fleetwood at a glance
Fleetwood runs along Fraser Highway from approximately 152nd Street east to 168th Street and from 80th Avenue south to 96th Avenue. The character is family-detached — 1980s and 1990s two-storey-with-basement homes on 6,000–8,000 sq ft lots — transitioning rapidly to mid-density along Fraser Highway as the Surrey-Langley SkyTrain Phase 1 stations open at 152nd, 160th, and 166th Streets in 2028. Land assemblies and presale launches are accelerating along the corridor.
Vibe: Family-detached · Transit-corridor · Densifying · Mature
Typical 2026 prices
| Detached | $1.55M – $2M |
| Townhouse | $880K – $1.15M |
| Condo / Apartment | $580K – $740K |
Directional ranges from MLS HPI and recent comparable sales. Not appraisal values. Get a precise CMA from Dan.
Housing typology
Detached single-family on standard lots; townhouse depth along 80th Avenue; new mid-rise presales emerging along Fraser Highway.
Ideal Fleetwood buyer
First-end-user families wanting a detached entry under $1.8M with strong long-term transit upside, plus presale-corridor investors.
Market dynamics
Fleetwood 2026 prices vs the Lower Mainland
How Fleetwood 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 Fleetwood 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). Fleetwood bars represent the lower end of typical sale prices — premium properties trade above. Source: REBGV / FVREB MLS HPI + recent comparable sales.
Transit & commute
Future Surrey-Langley SkyTrain Phase 1 stations at 152nd, 160th, and 166th Streets (target 2028); 503 bus along Fraser Highway in the interim.
Schools & catchments
- Fleetwood Park Secondary
- Frost Road Elementary
- Fraser Wood Elementary
Catchments change. Always verify your specific address with the school district.
Should you buy in Fleetwood?
✓ Strengths
- Three future SkyTrain stations along Fraser Highway
- Fleetwood Park Secondary catchment
- Family-detached at sub-$2M entry
- Mature streetscapes and parks
⚠ Things to check
- No SkyTrain in service yet — ~50-minute bus-and-train commute today
- Active densification along Fraser Highway
- Some 1980s homes need full mechanical and roof renewal
Investor snapshot
Fleetwood rental yields & investor angle
Rough gross yield ranges based on typical CMHC market rents in the Surrey CMA and the lower end of Fleetwood 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 – $2M | $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 – $740K | $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 Fleetwood
Streets and corridors I keep an eye on for Fleetwood clients:
Looking at a Fleetwood 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 Fleetwood valuation, supply, and infrastructure load over the next 5-10 years.
Side-by-side
Fleetwood vs nearby Surrey neighbourhoods
Quick benchmark of Fleetwood 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 |
|---|---|---|---|---|
| Fleetwood YOU ARE HERE | $1.55M – $2M | $880K – $1.15M | $580K – $740K | Family-detached, Transit-corridor |
| South Surrey / Morgan Creek | $1.85M – $2.85M | $1.05M – $1.45M | $640K – $920K | Master-planned, Premium-detached |
| Cloverdale | $1.55M – $2.05M | $880K – $1.15M | $580K – $760K | Family-detached, Heritage town |
FAQ
Fleetwood real estate questions
Will Fleetwood prices rise when SkyTrain opens?
Transit-oriented zoning is already changing land prices along Fraser Highway in advance of the 2028 opening. Detached homes within 800m of the future station catchments have outperformed the broader Surrey detached benchmark over the past 24 months. Long-hold buyers are well-positioned, but timing risk and construction disruption are real considerations.
Free home evaluation in Fleetwood
I'll prepare a hand-built CMA for your Fleetwood address using the most recent MLS sales — typically returned within 24 hours.
No spam, no obligation. Submitted via Formspree.
Other Surrey neighbourhoods
Compare Fleetwood against the other pockets I cover in Surrey.