Surrey vs. Vancouver: A Comparative Look at Housing, Population, and Transportation Trends
Vancouver and Surrey, two of Metro Vancouver’s largest cities, are navigating distinct strategies to address ambitious housing targets amid a severe housing crisis and economic downturn.
But before we dive into how each city is tackling housing challenges, let’s first take a data-driven look at Surrey and Vancouver. This comparison highlights key factors such as population density, housing types, income levels, and commuting patterns. With both cities playing a crucial role in Metro Vancouver’s real estate market, understanding these differences is essential.
Vancouver’s Approach: Enhancing Urban Density
In Vancouver, Planning General Manager Josh White oversees significant projects like the Broadway Plan, aiming to introduce new housing, amenities, and subway infrastructure in densely populated areas. Despite occupying just one-third the land area of Surrey, Vancouver is tasked with building 28,900 new homes by September 2028, slightly more than Surrey’s requirement of 27,256 homes. White emphasizes the necessity of facilitating growth and housing supply through strategic changes, including simplifying redevelopment rules and streamlining zoning processes to expedite development.
Surrey’s Strategy: Transit-Oriented Development
Surrey, characterized by its expansive suburban landscape, plans to construct denser neighborhoods near public transit lines to accommodate its rapidly growing population. Planning General Manager Ron Gill notes the city’s ambition to reduce development approval wait times by 30%, leveraging tools like a multilingual chatbot to expedite processes. Surrey is also increasing density around transit stations, incorporating larger units in towers to cater to families, and adapting traditional single-family zones to include basement suites and garden suites to meet diverse housing needs.
Challenges and Community Perspectives
Both cities face unique challenges. Surrey grapples with providing adequate infrastructure and public amenities to support its growth, citing significant investments needed for sewer and water line upgrades, limited public transit access, and overburdened schools. Mayor Brenda Locke underscores the necessity for more provincial support to bolster infrastructure as housing development accelerates.
In Vancouver, community advocates like Larry Benge, co-chair of the Vancouver Neighbourhoods Coalition, express concerns over the proliferation of expensive condo towers. Benge advocates for a focus on affordable rentals, supportive housing, and co-operatives, cautioning against developments that might displace existing residents and alter the character of longstanding communities.
A Regional Perspective
Anne McMullin, representing the Urban Development Institute, observes that while Vancouver issued 6,494 building permits in 2024—a 5% increase from the previous year—Surrey issued slightly more at 6,836 permits, marking a nearly 30% increase. This shift indicates a trend where high-rise condo developments, once prevalent in Vancouver, are now more common in Surrey, partly due to Vancouver’s higher construction costs influenced by stringent city policies.
Conclusion
As both cities push forward with distinct strategies, presale buyers and investors should pay close attention to emerging opportunities. Vancouver’s Broadway Plan and rezoning efforts aim to fast-track condo and mixed-use developments, offering new presale options in high-density areas. Meanwhile, Surrey’s transit-focused growth and relaxed zoning rules are setting the stage for a surge in townhouse and condo presales, particularly around SkyTrain expansion zones.
For those looking to invest in Vancouver’s presale market, understanding these urban plans is key to identifying the best opportunities. Whether it’s high-rise living in Vancouver or suburban expansion in Surrey, these policies will shape Metro Vancouver’s presale landscape in the years ahead.