Newcomer Guide to Living in Surrey: Neighbourhoods, SkyTrain, Community and Affordability
By WelcomeAide Team
Surrey is the second-largest city in British Columbia and one of the fastest-growing cities in Canada. With a population exceeding 600,000, Surrey is remarkably diverse, home to one of the largest South Asian communities in North America, as well as significant Filipino, Chinese, Korean, and African communities. This guide covers Surrey's key neighbourhoods (Newton, Fleetwood, Guildford, and more), SkyTrain transit connections, DIVERSEcity and other settlement services, healthcare registration, affordability compared to Vancouver, and employment opportunities. Whether you are a new permanent resident, international student, or refugee, Surrey offers community, affordability, and opportunity.
Why Surrey Is a Top Destination for Newcomers to Canada
Surrey is located in Metro Vancouver, directly south of the Fraser River from the city of Vancouver. It is a vast city geographically, covering 316 square kilometres and encompassing six distinct town centres: Whalley/City Centre, Guildford, Fleetwood, Newton, Cloverdale, and South Surrey. Surrey is not a suburb in the traditional sense; it is a full-fledged city with its own downtown (City Centre), shopping districts, parks, schools, and cultural institutions.
What makes Surrey particularly attractive for newcomers is its combination of relative affordability (compared to Vancouver), exceptional cultural diversity, strong settlement services, and good transit connections to the rest of Metro Vancouver via SkyTrain. More than half of Surrey's residents are visible minorities, and the city has a vibrant multicultural food scene, places of worship for all major religions, and community organizations that serve newcomers in dozens of languages. The BC Provincial Nominee Program and Express Entry pathways bring thousands of newcomers to Surrey each year.
Neighbourhoods: Where to Live in Surrey
Surrey's six town centres each have a distinct character. Your choice of neighbourhood will depend on budget, community preferences, proximity to work or school, and family needs.
Newton
Newton is the most populous town centre in Surrey and is home to a very large South Asian community, particularly Punjabi Canadians. The area has numerous Punjabi grocery stores, restaurants, sweet shops, clothing stores, and gurdwaras (Sikh temples). For newcomers from South Asia, Newton offers an immediate sense of cultural familiarity that can ease the transition to life in Canada. Newton also has significant Filipino and Latin American communities. Rental housing is relatively affordable by Metro Vancouver standards, with one-bedroom apartments ranging from $1,400 to $1,800 per month. Basement suites in single-family homes are also widely available and are often cheaper, ranging from $1,000 to $1,500.
Fleetwood
Fleetwood is a family-oriented neighbourhood in central Surrey. It has a mix of older established homes and newer townhouse developments. The area is culturally diverse, with significant South Asian, Chinese, and Filipino communities. Fleetwood has good schools, community centres, parks, and shopping. Rents are moderate, typically $1,300 to $1,700 for a one-bedroom apartment. The upcoming Surrey-Langley SkyTrain extension will bring rapid transit to Fleetwood, significantly improving connectivity.
Guildford
Guildford is anchored by Guildford Town Centre, one of the largest shopping malls in the region. The neighbourhood has a diverse mix of residents, including Korean, Chinese, South Asian, and Filipino communities. It offers mid-range housing, good schools, proximity to Highway 1 for commuting, and community amenities. One-bedroom apartments range from $1,400 to $1,800 per month. Guildford is a practical choice for newcomers who work in different parts of Metro Vancouver, as the highway access makes commuting flexible.
City Centre (Whalley)
Surrey City Centre, historically known as Whalley, is undergoing a major transformation. It is the site of the Surrey SkyTrain stations (King George and Surrey Central), the new Simon Fraser University Surrey campus, Surrey Memorial Hospital, and significant new residential and commercial development. The area has a mix of older, affordable housing and new high-rise condos. City Centre is the most transit-connected part of Surrey, making it ideal for newcomers who rely on public transit. Rents range from $1,400 to $2,000 for a one-bedroom, depending on the building's age and amenities.
Cloverdale and South Surrey
Cloverdale has a historic small-town feel with a charming downtown strip, while South Surrey (including the Grandview Heights area) is more suburban and upscale. Both areas are less transit-connected but offer newer housing, good schools, and a quieter lifestyle. They tend to be more expensive, with rents for one-bedroom units starting around $1,600 to $2,100.
Basement suites are a very common and affordable housing option in Surrey. They are legal secondary suites within single-family homes and are popular with newcomer families. When renting a basement suite, ensure it has legal occupancy (check for separate egress, smoke detectors, and proper windows). The City of Surrey has a secondary suites information page with details on what makes a suite legal.
Public Transit: SkyTrain and Bus
Surrey is connected to the rest of Metro Vancouver by the TransLink transit network, which includes the SkyTrain Expo Line. The Expo Line has three stations in Surrey: Scott Road, Gateway, and King George (with Surrey Central between Gateway and King George). From King George Station, you can reach downtown Vancouver in approximately 40 minutes. The bus network in Surrey is extensive, with routes connecting all major neighbourhoods to SkyTrain stations and commercial areas.
A monthly adult transit pass for 2 zones (covering Surrey and Vancouver) costs approximately $131, and a 3-zone pass costs approximately $181. The Compass Card system is used for all transit payments. Low-income residents may qualify for the BC Bus Pass program or other subsidized transit options. The planned Surrey-Langley SkyTrain extension will add stations in Fleetwood, Clayton, and Langford, significantly expanding rapid transit access within Surrey.
Healthcare Registration in BC
As a Surrey resident, you will register for the BC Medical Services Plan (MSP) to access publicly insured healthcare. There are no monthly MSP premiums. Apply through the BC Ministry of Health MSP page with your immigration documents and proof of BC residency. New residents may have a waiting period of up to three months. Surrey Memorial Hospital, located in City Centre, is one of the busiest hospitals in BC and provides emergency and specialty care.
Finding a family doctor in Surrey is challenging due to a shortage of physicians across the Fraser Health region. Register with the Health Connect Registry through the BC government website to be placed on a waitlist. In the meantime, use walk-in clinics, urgent care centres, or call 8-1-1 (HealthLink BC) for medical advice. MSP does not cover dental, vision, or most prescription drugs.
The South Asian Community in Surrey
Surrey is home to one of the largest South Asian communities outside of South Asia. The Punjabi Canadian community, in particular, has deep roots in Surrey dating back generations. This means that newcomers from India, Pakistan, Sri Lanka, and Bangladesh will find a rich support network of community organizations, cultural events, religious institutions, media (including Punjabi radio and television stations), and businesses that operate in South Asian languages.
The Vaisakhi parade in Surrey, held annually in April, is one of the largest Vaisakhi celebrations in the world, attracting hundreds of thousands of people. The community also celebrates Diwali, Eid, and other cultural festivals with large public events. For newcomers, this cultural infrastructure provides comfort, connection, and practical support (such as finding employment, housing, and services through community networks).
DIVERSEcity and Settlement Services
DIVERSEcity Community Resources Society is Surrey's primary settlement agency and one of the largest in British Columbia. It provides a comprehensive range of free services to newcomers, including employment assistance, language training (LINC and EAL classes), settlement orientation, community connections, youth programs, seniors programs, and legal assistance. DIVERSEcity operates multiple locations across Surrey and serves clients in over 40 languages.
Other settlement organizations serving Surrey newcomers include the Progressive Intercultural Community Services Society (PICS), Options Community Services, and the Surrey Libraries system, which offers free library cards, computer access, language learning tools, and newcomer programming. Settlement services are funded by Immigration, Refugees and Citizenship Canada (IRCC) and are available to permanent residents, refugees, and some temporary residents. Free LINC language classes are offered at multiple locations throughout Surrey, often with childcare provided.
DIVERSEcity's Employment Services team can help you with resume writing for the Canadian job market, interview preparation, credential recognition, and job search strategies. They also run sector-specific programs in healthcare, construction, technology, and food services. Contact DIVERSEcity within your first week of arriving in Surrey.
Affordability: How Surrey Compares
Surrey is significantly more affordable than Vancouver for housing, which is the single largest expense for most newcomers. While a one-bedroom apartment in Vancouver typically costs $2,200 to $2,800 per month, the same unit in Surrey ranges from $1,400 to $1,800. Basement suites bring costs down further. Groceries in Surrey are competitively priced, with numerous South Asian, Chinese, and Filipino grocery stores offering imported goods at reasonable prices. Many newcomers find that they can stretch their settlement funds much further in Surrey than in Vancouver proper.
Monthly Budget Estimate for a Single Newcomer in Surrey
A rough monthly budget: rent $1,500 (apartment) or $1,200 (basement suite), utilities and internet $200, groceries $325, transit pass $131 (2-zone), phone $45, miscellaneous $200. Total approximately $2,401 (apartment) or $2,101 (basement suite) per month. This is manageable on most full-time wages in the Greater Vancouver area, and Surrey's lower rents make saving possible even on entry-level incomes.
Employment Opportunities in Surrey
Surrey's economy is diverse and growing. Key sectors include construction, logistics and warehousing (driven by proximity to major highways and the port), healthcare (Surrey Memorial Hospital is a major employer), manufacturing, retail, and food processing. The technology sector is also growing, with the SFU Surrey campus and Innovation Boulevard attracting startups and tech companies.
For newcomers, common entry-level opportunities include warehouse work, construction labour, food service, retail, driving (including trucking, which is a major employment pathway in the Punjabi Canadian community), and healthcare support roles. Skilled workers in trades, healthcare, IT, and engineering can find competitive positions. Search for jobs on Job Bank, Indeed, and through DIVERSEcity's employment programs. For credential assessment, the International Credential Evaluation Service (ICES) at BCIT can help evaluate foreign qualifications for the BC job market.
Education and Schools
Surrey is served by the Surrey School District (SD36), the largest school district in British Columbia. The district offers English Language Learning (ELL) support for newcomer students at all levels. Simon Fraser University has a campus in Surrey City Centre offering programs in business, engineering, and environment. Kwantlen Polytechnic University (KPU) has campuses in Surrey (Civic Plaza and Cloverdale) and offers a wide range of degree, diploma, and trades programs. For newcomers, these institutions provide pathways to further education and career advancement.
Final Thoughts on Settling in Surrey
Surrey offers newcomers an unbeatable combination of cultural community, affordability, transit access, and comprehensive settlement services. Whether you are drawn by the vibrant South Asian community, the relative affordability compared to Vancouver, or the growing job market, Surrey is a city where newcomers can build a strong foundation for their life in Canada. The city's diversity is its greatest strength, and you will find neighbours, businesses, and organizations that understand the newcomer experience because they have lived it themselves.
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