Let’s bust the TWO biggest myths about moving to Metro Vancouver:

1. “Surrey isn’t safe.”
2. “White Rock is a retirement town.”

If you’re shopping for a home in 2025, believing either of these could cost you your dream house—or worse, cost you hundreds of thousands of dollars.

I’ve worked with families who almost backed out of amazing deals in Surrey because of bad Google reviews and clickbait headlines. I’ve also seen people overlook White Rock because they thought it was “just for snowbirds.” The truth? These communities are changing fast, and in ways most people don’t realize.

Home Prices: The Gap Is Smaller Than You Think

Everyone says Surrey is cheaper. But if you’re serious about buying in Vancouver, you need to look deeper than the sticker price.

Right now:

• White Rock/South Surrey benchmark: Around $1,900,000
• Surrey benchmark: Around $1,630,000

Seems like a big gap, right? Not so fast.

Take a 4,000 SQFT home in South Surrey’s Rosemary Heights—great schools, manicured streets, close to the beach. Now compare that to a similarly sized home in Fleetwood, Surrey—on a larger lot, built in a similar year, and with a revenue-generating basement suite.

So yes, White Rock may “cost more” on paper. But depending on the lot, house condition, layout, and income potential, Surrey might give you more per dollar.

👉 Don’t shop by city—shop by lifestyle and return on investment.

Safety: The Headlines Lie

I get it. You hear “Surrey” and immediately think “crime.” But here’s the real story from local data:

• Clayton Heights (Surrey): 19 violent crimes per 10,000 people
• Johnson Road (White Rock): 22 violent crimes per 10,000 people

Meanwhile, over 60% of Surrey’s crime is concentrated in just 3 neighborhoods. And White Rock? It spikes in summer tourist season with property crimes like break-ins and catalytic converter thefts.

Here’s what I always tell clients:
📍 “Don’t judge a city—judge the block.”
Want peace of mind? Walk the neighborhood. Talk to residents. Pull up the RCMP crime map. That’s real due diligence.

White Rock is Getting Younger, Fast

Yes, White Rock still has a higher percentage of retirees (about 28% over 65). But here’s what most people miss:

That number hasn’t grown in the last 5 years. Meanwhile, the 25–45 age demographic is up 5% since 2020. Young professionals and families are moving in—especially those leaving cramped Vancouver condos for townhomes with beach views and top schools.

Surrey? It’s changing even faster.

Between new SkyTrain expansion, tech and healthcare job growth, and affordable housing options, Surrey is pulling in skilled workers who used to live closer to downtown. The result? Vibrant, multicultural communities packed with energy, opportunity—and yes, amazing food.

Lifestyle Clash: Ocean Breezes vs Urban Hustle

This is where things get personal.

Ask yourself: What kind of life do I want to live every day?

• White Rock:
  Think walkable cafés, sunsets over the Pacific, and a relaxed pace. Perfect if you work remotely, want peace and quiet, or want every day to feel like a mini vacation.
• Surrey:
  Think Costco five minutes away, new schools, fast-growing infrastructure, and a buzzing urban environment. Ideal if you commute, need more space, or thrive in a dynamic, evolving city.

It’s not about “better”—it’s about fit.

Commuting: The SkyTrain Factor

Here’s the math that matters if you still head into the office:

• Sunday drive:
  • White Rock → Vancouver City Hall: Approximate 46 minute drive
  • Surrey City Centre → City Hall: Approximate 41 minute drive

But weekdays? It’s a whole different game.

White Rock relies on bridges and the Massey Tunnel—infamous for bottlenecks. Surrey, meanwhile, has direct SkyTrain access from King George Station—just 37 minutes into downtown during peak hours.

With even more SkyTrain service coming by 2029, Surrey has the clear advantage for commuters.

Cultural Diversity & Food: Hidden Gems Everywhere

Let’s talk quality of life. Both cities are exploding with diverse communities and culinary options. If you love global culture, local restaurants, and a community where every block feels different—both places deliver.

The key difference?

• Surrey: Fast-paced, multicultural, and constantly expanding.
• White Rock: Slower rhythm, coastal charm, but increasingly eclectic.

Whichever you choose, you’ll never be short on dim sum, tacos, or artisan coffee.

So… White Rock or Surrey?

There’s no universal “right answer.” Just the answer that fits your goals.

✅ Want calm, coastal living and top schools? White Rock.
✅ Need space, rental suites, and rapid transit? Surrey.

Remember: Both have changed. A lot. Don’t base your decision on myths. Use data, local insights, and lived experiences—not online gossip from 2012.

What if I have any questions about moving to Surrey or White Rock, BC?

Selecting an excellent real estate professional is key to a successful home purchase. The Germyn Group, with our deep understanding of South Surrey/White Rock and its real estate dynamics, is committed to guiding you every step of the way.

We invite you to book a consultation with us. During our meeting, we’ll discuss your needs, preferences, and any questions you might have about the real estate market.

As you embark on this exciting journey, remember that the right home is more than just a property; it’s a foundation for your future. With the Germyn Group by your side, let’s make your dream of homeownership a beautiful reality.