Surrey, British Columbia, has long been a desirable destination for real estate investment, attracting interest from both domestic and international buyers. However, recent legislative changes have introduced new regulations affecting foreign nationals' ability to purchase residential property in Canada, including Surrey. This article provides an updated overview of these rules as of 2025.

Understanding the Foreign Buyer Ban

Effective January 1, 2023, the Canadian government implemented the Prohibition on the Purchase of Residential Property by Non-Canadians Act, commonly referred to as the Foreign Buyer Ban. Originally set to expire on January 1, 2025, this ban has been extended to January 1, 2027. The legislation prohibits non-Canadians from purchasing residential properties in certain areas to address housing affordability concerns. 

Who Is Affected?

The ban applies to:

• Individuals who are not Canadian citizens or permanent residents.
  

• Corporations not incorporated in Canada or controlled by non-Canadians.

Surrey, being part of the Metro Vancouver area, falls within the regions where this ban is enforced.

Exemptions to the Ban

Certain non-Canadians are exempt from this prohibition:

• Temporary Residents: Individuals holding valid work permits with at least 183 days remaining at the time of purchase and who have not previously purchased residential property in Canada.
  

• International Students: Students enrolled in authorized programs who have filed income tax returns for the past five years, have been physically present in Canada for a minimum of 244 days each year, and are purchasing a property valued at $500,000 or less.
  

• Refugees: Individuals granted refugee status under the Immigration and Refugee Protection Act.
  

• Spouses or Common-Law Partners: Non-Canadians purchasing property jointly with a Canadian citizen or permanent resident spouse or partner.

These exemptions are subject to specific conditions and documentation requirements. 

Additional Taxes for Foreign Buyers

Even if exempt from the ban, foreign buyers may be subject to additional taxes:

• Foreign Buyers' Property Transfer Tax (FBPTT): A 20% tax on the fair market value of the property, applicable in regions including Metro Vancouver, which encompasses Surrey.
  

• Speculation and Vacancy Tax: An annual tax targeting property owners who do not pay income tax in British Columbia and leave their properties vacant. The tax rate varies and requires annual declarations.

Implications for Foreign Investors

The extended ban and associated taxes aim to improve housing affordability for Canadian residents. For foreign investors, this means:

• Limited opportunities to purchase residential property in Surrey until at least 2027.
  

• Potential eligibility through exemptions, requiring careful navigation of legal and tax obligations.
  

• Consideration of alternative investment opportunities, such as commercial real estate or properties in regions not covered by the ban.

Navigating the Market

For those considering property investment in Surrey:

• Consult with Professionals: Engage with real estate agents, legal advisors, and tax professionals experienced in Canadian real estate law.
  

• Stay Informed: Regularly review updates from official sources to remain compliant with evolving regulations.
  

• Explore Alternatives: Consider investing in property types or regions not affected by the ban, or explore other avenues such as real estate investment trusts (REITs).

Conclusion

While the Canadian government's measures have introduced restrictions for foreign buyers in Surrey's residential real estate market, opportunities remain through specific exemptions and alternative investment strategies. Prospective investors should conduct thorough due diligence and seek professional guidance to navigate this complex landscape effectively.

Purchasing a home is one of the biggest financial decisions you'll ever make—and in 2025, navigating the mortgage process is more complex than ever. With fluctuating interest rates, new lending rules, and a competitive housing market in places like Surrey, BC, homebuyers need to be extra prepared.

Unfortunately, even small missteps in the mortgage process can lead to higher monthly payments, delayed closings, or even loan rejection. To help you buy with confidence, here are the top 5 mortgage mistakes to avoid when buying a home in 2025.

1. Not Getting Pre-Approved Before House Hunting

Many buyers get excited and start touring homes before speaking to a lender. While it’s fun to browse listings, not getting pre-approved is one of the most common—and costly—mortgage mistakes.

A pre-approval gives you:

• A clear idea of your budget
  

• Proof of financing (sellers often require it)
  

• A competitive edge in multiple-offer situations

In fast-moving markets like Surrey, a pre-approval can be the difference between landing your dream home and missing out to another buyer.

Tip: Work with a mortgage broker or bank early in your search to lock in a rate and understand your borrowing power.

2. Ignoring the Total Cost of Homeownership

Many buyers focus only on the purchase price and monthly mortgage payment—but forget about additional costs that come with owning a home.

Before committing to a mortgage, factor in:

• Property taxes
  

• Home insurance
  

• Strata/condo fees (if applicable)
  

• Utilities
  

• Maintenance & repairs
  

• Closing costs (lawyer fees, appraisal, title, insurance, etc.)

By not planning for these, buyers risk becoming house poor, meaning they’re stretched too thin financially once the deal is done.

Tip: Budget realistically—leave room for unexpected expenses and lifestyle flexibility.

3. Making Big Financial Changes Before Closing

Even after your mortgage is approved, the bank can still reassess your application before finalizing the deal. If you take on new debt—like a car loan, max out credit cards, or change jobs—you could jeopardize your mortgage approval.

This mistake often happens between the offer and the closing date, when buyers assume everything is locked in. It’s not.

Tip: Keep your financial profile stable until after your home has closed. Don’t open new credit accounts, finance furniture, or make large purchases until the keys are in your hand.

4. Choosing the Wrong Mortgage Type

In 2025, interest rates and lending options continue to shift. One major mistake is choosing a mortgage product that doesn't fit your lifestyle or risk tolerance.

Should you go fixed or variable? Open or closed term? Short or long amortization?

There’s no one-size-fits-all answer—it depends on:

• Your income stability
  

• Your plans to move, upgrade, or refinance
  

• How comfortable you are with rate fluctuations

Tip: Speak to a licensed mortgage professional who can walk you through all your options, not just the lowest rate. The wrong structure could cost you thousands in penalties or missed opportunities.

5. Focusing Only on the Interest Rate

A low mortgage rate is important—but it’s not everything. Some buyers get lured in by teaser rates or online-only lenders, without reading the fine print.

Things to consider:

• Is there a penalty if you sell early?
  

• Are there flexible payment options?
  

• Can you make lump-sum payments without fees?
  

• How responsive is the lender if problems arise?

In a market as dynamic as Surrey’s, having flexibility matters. Choosing a lender solely based on rate can backfire if life changes suddenly and you need to adjust your mortgage.

Tip: Balance rate, flexibility, and service when selecting your mortgage provider.

Final Thoughts: Get It Right the First Time

Securing the right mortgage is just as important as finding the right home. By avoiding these common mistakes, you’ll set yourself up for a smoother buying experience and long-term financial health.

At Future Assets Group, we work closely with trusted mortgage professionals to ensure our clients are well-informed, pre-approved, and ready to buy with confidence.

📞 Thinking of buying in 2025? Let’s connect—we’ll help you avoid these mistakes and guide you every step of the way.

If you’re planning to buy a home in Surrey, BC, one of the most important factors to consider—especially for families—is school quality. For many buyers, access to top-rated schools plays a big role in choosing the right neighborhood and even affects long-term property value. Whether you’re a young family, relocating from another province, or investing in a future-forward community, this guide will help you understand how Surrey’s school system connects to your real estate goals.

Why Schools Matter in Home Buying

Good schools offer more than just quality education—they often shape the entire neighborhood experience. Properties in top-performing school catchments tend to see higher demand and stronger resale value. Even if you don’t have children, buying near reputable schools can still be a smart investment.

In family-friendly neighborhoods like Fleetwood, South Surrey, and Sullivan Heights, schools are often at the heart of the community. Families looking for long-term homes consistently prioritize proximity to trusted schools.

Public School System in Surrey, BC

Surrey is home to School District 36, the largest in British Columbia. It serves over 77,000 students and is known for its strong academic programming, diverse student body, and extracurricular excellence.

The district includes:

• Elementary Schools (K–7)
  

• Secondary Schools (8–12)
  

• French Immersion Programs
  

• Specialty & Choice Programs (including fine arts and tech academies)

Let’s take a look at some of the best public schools in Surrey that consistently rank high and are often sought after by homebuyers.

Top-Rated Public Elementary Schools

1. Fraser Wood Elementary (Fleetwood)

Known for strong academic performance and community involvement, this school is a top choice for families moving into the Fleetwood area.

2. Pacific Heights Elementary (South Surrey)

Located in the Grandview Heights neighborhood, this school is modern, high-performing, and feeds into one of the top new high schools in the area.

3. Rosemary Heights Elementary (Morgan Creek/South Surrey)

With a focus on well-rounded learning and a strong sense of community, Rosemary Heights is ideal for families looking for an established school in a quiet suburb.

Top-Rated Public Secondary Schools

1. Semiahmoo Secondary School (South Surrey)

One of Surrey’s highest-ranking schools, Semiahmoo offers an International Baccalaureate (IB) Program and consistently strong academic outcomes. Homes in this catchment tend to be in high demand.

2. Fleetwood Park Secondary (Fleetwood)

Known for its leadership programs and excellent reputation, Fleetwood Park is a staple for families in the central Surrey suburbs.

3. Grandview Heights Secondary (South Surrey)

A newer school that’s quickly gaining recognition, this high school offers state-of-the-art facilities and serves one of Surrey’s most upscale family communities.

Private School Options in Surrey

In addition to public schools, Surrey also offers several highly respected private and independent schools, including:

• Southridge School (South Surrey) – A leading K–12 private school with rigorous academics and strong university placement
  

• Holy Cross Regional High School (Fleetwood) – A Catholic secondary school known for its balanced focus on academics and extracurriculars
  

• Surrey Christian School – A popular option among families seeking a faith-based education in a nurturing environment

• Many families choose to move into neighborhoods with easy access to private education, especially in South Surrey and Newton.

French Immersion & Alternative Programs

For parents looking to raise bilingual children or pursue alternative education styles, Surrey offers French Immersion programs in schools like:

• École Woodward Hill Elementary
  

• École Panorama Ridge Secondary

There are also arts-focused and Montessori schools available across the city, giving homebuyers a variety of educational options to match their family’s priorities.

How School Catchments Affect Home Value

In Surrey’s fast-growing real estate market, school catchments directly impact buyer interest and property pricing. Homes located within top school boundaries often:

• Sell faster
  

• Hold value better
  

• Attract more competitive offers
  

• Provide long-term rental appeal for investors

Before buying, always confirm which school catchment a property belongs to using the Surrey School District’s online tool, as boundaries can change with population growth.

Final Thoughts: Choose the Right School—and the Right Home

For many families, the decision of where to live in Surrey starts with finding the right school. Whether you're looking for a strong academic environment, faith-based options, or bilingual education, Surrey offers a diverse and high-quality selection.

At Future Assets Group, we understand how important schools are in your home search. We work closely with families to help them find family homes in the best neighborhoods, close to schools that match their values and goals.

📞 Thinking of buying a home near one of Surrey’s top schools? Contact us today—we’d love to help you find the perfect place for your family.

Surrey, BC, is one of the fastest-growing cities in Canada—and for good reason. It offers a blend of urban convenience and suburban charm, making it an ideal place for families looking to settle down. With excellent schools, beautiful parks, and vibrant communities, Surrey has no shortage of family-friendly neighborhoods to choose from.

But with so many Surrey communities offering unique benefits, how do you decide which one is right for your family? Whether you're buying your first family home or relocating to a more spacious area, this guide will help you discover some of the best neighborhoods in Surrey for families in 2025.

What Makes a Neighborhood Family-Friendly?

Before we dive into specific Surrey suburbs, let’s talk about what makes a neighborhood great for raising kids. A family-friendly neighborhood typically offers:

• Access to top-rated schools
  

• Safe, low-traffic streets
  

• Nearby parks and recreational facilities
  

• Childcare, libraries, and community centers
  

• A strong sense of community and walkability

Now let’s explore the best neighborhoods in Surrey that check all the boxes.

1. Fleetwood

Fleetwood is one of the most sought-after family-friendly neighborhoods in Surrey. Known for its quiet streets and well-kept homes, this area is perfect for families seeking a peaceful suburban environment.

Highlights:

• Home to top public and private schools like Fleetwood Park Secondary and Frost Road Elementary
  

• Abundance of parks including Fleetwood Park and Tynehead Regional Park
  

• Easy access to groceries, recreation centres, and upcoming SkyTrain expansion

Fleetwood offers a variety of family homes, from townhouses to spacious detached properties—making it an excellent long-term choice.

2. Clayton Heights

Located near the Langley border, Clayton Heights is one of Surrey’s newer suburbs, popular among young families and first-time homebuyers.

Highlights:

• Family-oriented streets with modern homes and playgrounds

• Great walkability with cafes, grocery stores, and daycares nearby
  

• Close to Kirkbride Elementary and Clayton Heights Secondary

Clayton is perfect for those seeking a community-focused lifestyle with modern amenities, yet within a short drive of bigger city centers.

3. South Surrey / Grandview Heights

If you're looking for upscale family homes in safe, well-developed surroundings, South Surrey is hard to beat. Grandview Heights, in particular, has seen significant growth and offers a blend of luxury and convenience.

Highlights:

• Excellent schools like Southridge Private School and Grandview Heights Secondary

• Close to Morgan Crossing shopping district and White Rock beach
  

• Plenty of green spaces and high-end recreation centres

South Surrey is ideal for growing families who want both lifestyle and top-tier education in one of the best neighborhoods in Surrey.

4. Panorama Ridge

Known for its larger lots and quiet atmosphere, Panorama Ridge is a more traditional Surrey community that remains a hidden gem for families.

Highlights:

• Larger detached homes perfect for multigenerational living

• Proximity to Colebrook Elementary and Panorama Ridge Secondary
  

• Beautiful walking trails, parks, and views over Mud Bay

If you’re looking for family homes with space to grow—inside and out—this is a community worth exploring.

5. Sullivan Heights

Sullivan Heights strikes the right balance between affordability, access to schools, and community amenities. It’s quickly becoming one of the most desirable family-friendly neighborhoods in Surrey.

Highlights:

• Good access to transit, Hwy 10, and shopping plazas
  

• Family-oriented complexes and newer townhomes
  

• Schools like Cambridge Elementary and Sullivan Heights Secondary nearby

This neighborhood offers excellent value, especially for young families looking to upgrade from condos to townhomes or detached homes.

Other Honorable Mentions:

• Guildford: Great if you want proximity to shopping, transit, and more affordable family housing
  

• Newton: Diverse and culturally rich with many schools and parks
  

• Cloverdale: A mix of heritage charm and new development, popular for its small-town feel and events like the Cloverdale Rodeo

Final Thoughts: Choosing the Right Surrey Community for Your Family

Finding the perfect neighborhood is about more than just picking a place to live—it's about choosing the right environment for your family to grow, learn, and thrive. Whether you're looking for top schools, peaceful parks, or a supportive community, there’s a Surrey suburb that fits your family’s lifestyle.

At Future Assets Group, we specialize in helping families find not just the right house—but the right neighborhood to call home. With deep knowledge of Surrey communities and access to the latest listings, we’re here to guide you every step of the way.

📞 Ready to start your search for the perfect family-friendly neighborhood in Surrey? Contact us today—we’d love to help you find your next home.

Receiving multiple offers on your home is a great problem to have—but it can still feel overwhelming if you’re not prepared. In a hot Surrey real estate market, it’s not uncommon for well-priced, well-presented homes to attract strong interest from several buyers.

Whether you’re selling a townhome in Clayton Heights or a detached home in Panorama Ridge, knowing how to manage offers and negotiate wisely is the key to maximizing both price and terms.

In this article, we’ll walk you through how to handle multiple offers with confidence, so you can secure the best possible outcome when selling your home.

What Are Multiple Offers?

Multiple offers occur when more than one buyer submits an offer on your property at the same time. It typically happens in seller’s markets, where inventory is limited, and buyer demand is high—something we've seen consistently in Surrey real estate over the past few years.

While it may feel exciting, managing this situation requires a clear strategy and strong negotiation skills.

1. Work With an Experienced Surrey Realtor

The most important step in managing offers is partnering with a local real estate professional who understands the nuances of the Surrey market. At Future Assets Group, we help sellers compare offers not just by price, but by conditions, timelines, and buyer qualifications.

A skilled agent will:

• Review the details of each offer carefully
  

• Provide a comparative analysis
  

• Handle communications and counteroffers
  

• Help you navigate the decision-making process without emotion
  

2. Set an Offer Review Date (When Appropriate)

If you expect strong interest, your realtor may suggest setting a specific date and time to review offers. This allows multiple buyers to submit their best offer, giving you the chance to evaluate all options at once.

This strategy works well in areas like Surrey Central or Fleetwood, where competition is strong and homes often sell quickly.

3. Evaluate More Than Just the Price

While a high price is always tempting, it’s not the only factor that matters. When negotiating offers, consider:

• Financing strength: Is the buyer pre-approved or paying cash?
  

• Deposit amount: A higher deposit shows seriousness.
  

• Subject clauses: Fewer conditions usually mean a stronger offer.
  

• Closing date: Does it align with your plans?

Sometimes the highest offer isn’t the best one—especially if it comes with risky conditions or financing uncertainty.

4. Consider Sending a Counter offer or Asking for Improvements

You’re not required to accept the first (or highest) offer. In a multiple offer situation, you can:

• Send a counter offer to one or more buyers
  

• Request their best and final offer
  

• Negotiate terms such as price, dates, or included items

A well-negotiated deal isn’t just about getting more money—it’s about securing the smoothest path to closing.

5. Use "Subject-Free" Offers With Caution

In highly competitive situations, you may receive subject-free offers—offers without any conditions like financing or inspection. While these can be appealing because they reduce uncertainty, they can also carry more risk.

It’s important to:

• Verify the buyer’s financial position
  

• Ensure the offer is not rushed or emotionally driven
  

• Still allow time for proper legal review

Your agent will help you assess the true strength of such offers.

6. Avoid Emotional Decision-Making

Selling your home is personal—but evaluating offers should be strategic. Focus on the facts: which offer provides the best combination of price, security, and timing?

At Future Assets Group, we guide you through the entire process, helping you stay focused, calm, and informed so you can make the smartest decision.

7. Stay Transparent and Ethical

As a seller, your agent is required to follow the rules set by the Real Estate Council of BC, which means handling offers fairly and professionally. You can’t disclose details of one buyer’s offer to another unless they’ve given written consent.

Being upfront and transparent ensures a smooth negotiation process and avoids any future disputes.

Final Thoughts: Manage Offers Like a Pro

When you receive multiple offers on your home, it's a sign you've done something right. But the way you manage offers and negotiate terms can determine whether you walk away with a good deal—or a great one.

At Future Assets Group, we’ve helped countless Surrey homeowners successfully navigate competitive offer scenarios. With expert insights, strong negotiation strategies, and local market knowledge, we’ll help you sell confidently and profitably.

📞 Thinking of listing your Surrey home? Contact us today for a customized selling strategy built to attract strong offers.

When it comes to selling your home in Surrey, BC, first impressions and small upgrades can go a long way in helping you attract more buyers—and get better offers. Whether you're listing a condo in Surrey Central, a townhome in Clayton, or a detached house in Panorama Ridge, making the right improvements before you list can significantly boost your home’s value and speed up the selling process.

If you're wondering where to invest your time and money, here's a guide to smart, cost-effective ways to add value before you sell.

1. Focus on Curb Appeal

Buyers often decide whether they like a home before even stepping inside. That’s why your exterior needs to be polished and inviting.

Simple touches like mowing the lawn, planting seasonal flowers, painting the front door, and upgrading outdoor lighting can make a big difference. If your home has a driveway or porch, make sure it’s clean, weed-free, and well-kept.

In Surrey neighbourhoods with larger lots like Fraser Heights or Elgin, curb appeal can create a strong emotional connection that draws buyers in.

2. Refresh Paint and Walls

One of the easiest and most affordable ways to give your home a facelift is with a fresh coat of paint. Stick to neutral colours like soft greys, warm whites, or light beige. These tones make rooms feel larger, brighter, and more move-in ready.

If your walls have scuff marks, outdated wallpaper, or bold colours, repainting can dramatically modernize the space with minimal cost.

3. Update Lighting Fixtures

Outdated or dim lighting can make a space feel tired or uninviting. Consider replacing old ceiling lights, chandeliers, or sconces with modern, energy-efficient fixtures that add style and brightness.

Well-lit spaces not only photograph better but also help buyers feel more comfortable during showings—especially in condos or townhomes with limited natural light.

4. Modernize the Kitchen (Without a Full Renovation)

You don’t have to gut the kitchen to increase your home’s value. Small, targeted upgrades can make your kitchen look newer and more appealing:

• Replace outdated cabinet handles with modern hardware
  

• Swap out old faucets or light fixtures
  

• Refresh cabinets with paint or refinishing
  

• Add a backsplash for style and functionality
  

In high-demand areas like South Surrey or Fleetwood, an updated kitchen can add major value to your listing.

5. Upgrade Bathrooms

Bathrooms are a key selling point for many buyers. To give yours a fresh feel, consider:

• Replacing old mirrors or light fixtures
  

• Upgrading faucets or towel bars
  

• Re-grouting tiles or replacing cracked caulking
  

• Adding stylish (but neutral) accessories like new towels or soap dispensers
  

If your bathroom feels dated but functional, these smaller cosmetic upgrades can go a long way.

6. Improve Flooring

Worn-out carpet, scratched hardwood, or outdated linoleum can turn buyers off quickly. If your budget allows, consider:

• Replacing carpet with laminate or engineered hardwood
  

• Refinishing hardwood floors if they’re scuffed or dull
  

• Adding modern, low-maintenance vinyl planks in basements or secondary areas
  

In a competitive market, upgraded flooring helps position your home as “move-in ready”—a key buzzword buyers are drawn to.

7. Maximize Storage and Space

Buyers love the feeling of space, even if the home is modest in size. Clear out closets, remove bulky furniture, and use shelving or organizers to show how storage can be used effectively.

If you're selling a townhome or condo, showcasing smart space solutions can give you an edge over similar units.

8. Make Energy-Efficient Improvements

Adding energy-efficient features can both increase your home’s value and appeal to environmentally conscious buyers. Consider:

• Installing a smart thermostat
  

• Replacing drafty windows
  

• Upgrading insulation (especially if you own an older home in Newton or North Surrey)
  

• Using LED lighting throughout the house
  

If you’ve already made these upgrades, make sure they’re highlighted in your listing!

9. Handle Repairs Before Listing

Nothing discourages a buyer faster than a home that feels neglected. Leaky taps, cracked tiles, loose doorknobs, and flickering lights should all be repaired before going to market.

Addressing these small issues shows that your home is well-maintained—and saves buyers the worry of having to do it themselves.

10. Work with a Local Expert to Prioritize Improvements

Not all upgrades are created equal. The best way to ensure you’re investing wisely before listing is to speak with a real estate expert who understands the Surrey market.

At Future Assets Group, we help our clients identify which changes will deliver the highest return in their specific neighborhood. Whether it's staging advice, upgrade suggestions, or market timing, our goal is to help you get top dollar without unnecessary spending.

Ready to Maximize Your Home’s Value Before You Sell?

If you’re thinking of selling in 2025, now is the perfect time to start prepping your home. With the right improvements and expert guidance, you can attract serious buyers—and secure a stronger sale price.

📞 Contact Future Assets Group today for a complimentary home evaluation and personalized strategy to increase your home’s value before selling.