Surrey vs Langley: Buying New Construction
A side-by-side comparison built from our own data rather than opinion: live MLS medians as of August 31, 2026, the presale pipeline in each city, deposit structures, transit and CMHC rents. We represent buyers only, in both cities.
PresaleProperties.com is the buyer-focused representation practice of Uzair Muhammad (REALTOR, Real Broker BC), serving presale and new construction buyers across Metro Vancouver and the Fraser Valley from 3211 152 St, Building C, Suite 402, Surrey BC V3Z 1H8 — (672) 258-1100.
Prices
Median list price for active new construction is $844,350 in Surrey against $797,400 in Langley. Compare price per square foot rather than headline price — the two cities carry a different mix of condos, townhomes and houses, which moves the median independently of value.
Supply and pipeline
Surrey has 236 active new-construction listings and 36 published presale projects; Langley has 98 and 26. Surrey's volume is larger overall, while Langley's Willoughby corridor concentrates a large share of the Fraser Valley's townhome supply.
Deposits
Most BC presale deposits total 5–15% of the purchase price, staged across several instalments, with promotional structures occasionally as low as 2.5–5%. Deposits are held in trust under REDMA. Both cities see promotional structures on early releases; the schedule in the disclosure statement is what binds, not the sales-centre headline.
Transit
Surrey is served today by the Expo Line through Scott Road, Gateway, Surrey Central and King George. The Surrey–Langley extension is under construction along Fraser Highway toward Langley City Centre, adding stations through Fleetwood, Clayton and Willoughby. Station-level project pages on this site list what is actually within walking distance of each stop.
Rents and yield
CMHC 2025 average one-bedroom rents: $1,602 in Surrey, $1,765 in Langley, with vacancy at 4.3% and 3.0%. Gross yield is rent × 12 ÷ price and excludes strata fees, taxes, vacancy and financing.
Frequently Asked Questions
Is Surrey or Langley cheaper for new construction?
As of August 31, 2026 the median list price for active new construction is $844,350 in Surrey and $797,400 in Langley, at $703/sq ft and $677/sq ft respectively. Price per square foot is the fairer comparison because the mix of home types differs between the two.
Which has more presale choice?
36 published presale projects in Surrey and 26 in Langley on our platform today. Surrey's supply is concentrated around City Centre, Fleetwood and Clayton; Langley's around Willoughby and the SkyTrain extension corridor.
How does SkyTrain change the comparison?
The Surrey–Langley extension is under construction along Fraser Highway, adding stations from King George through to Langley City Centre. Surrey already has Expo Line service; Langley's stations are still ahead of it. We do not forecast what that does to prices — we point you at the current data and the completion timelines.
Which is better for rental yield?
On CMHC 2025 one-bedroom rents against current median condo list prices, Surrey shows a gross yield of 3.2% and Langley 4.6%. Both figures are before strata fees, taxes, vacancy and financing.
What deposit will I need in either city?
Most BC presale deposits total 5–15% of the purchase price, staged across several instalments, with promotional structures occasionally as low as 2.5–5%. Deposits are held in trust under REDMA.
Which completes sooner?
Both cities have projects across the 2026–2029 completion window. Filter by completion year to match the timeline to your plan, or look at move-in ready new construction if you need keys this year.
| Active new-construction listings | Surrey: 236 · Langley: 98 |
|---|---|
| Median list price | Surrey: $844,350 · Langley: $797,400 |
| Median price per sq ft | Surrey: $703/sq ft · Langley: $677/sq ft |
| Median days on market | Surrey: 48 days · Langley: 32 days |
| Median condo list price | Surrey: $599,900 · Langley: $459,900 |
| Published presale projects | Surrey: 36 · Langley: 26 |
| Average 1-bed rent (CMHC) | Surrey: $1,602 · Langley: $1,765 |
| Gross yield, 1-bed vs median condo | Surrey: 3.2% · Langley: 4.6% |
Founded by Uzair Muhammad, REALTOR® — Real Broker BC