North Grandview Heights, Surrey - August 2026 Real Estate Report

North Grandview Heights, Surrey: The Most Expensive Neighbourhood in the City Is Still Holding Its Ground

The Vibe Right Now

If you live on these streets, you already know this isn't your average Surrey neighbourhood. North Grandview Heights sits at the top of the price leaderboard - ranked number 1 out of 45 neighbourhoods in Surrey for average home value. That's not a small thing. And right now, the market here is doing something most homeowners would actually be okay with: it's holding steady.

We saw 2 house sales in 2026 so far, with an average sale price of $2,745,000. Price per square foot is sitting around $594. Volume is low, which is typical for a neighbourhood at this price point - there just aren't that many of us, and when homes do trade hands, they trade at serious numbers. The predicted market value for houses here is $3,153,921, which is essentially in line with the 3-month moving average of $3,156,427. No dramatic swings. Just a market that knows what it's worth.

Neighbourhood growth did dip slightly - down 0.06% year over year - but that same number shows up across nearby areas like Morgan Heights, Rosemary Heights Central, and South Surrey. This isn't a North Grandview Heights problem. It's a broader regional pause. The difference is we're pausing from a much higher starting point than our neighbours.

The Neighbourhood Leaderboard

Here's where things get interesting for anyone keeping score. On growth, North Grandview Heights ranks 11 out of 45 Surrey neighbourhoods - putting us in the above-average tier. That means roughly three-quarters of Surrey neighbourhoods are growing slower than we are right now. On price, we're number 1. Full stop.

• Growth rank: 11 out of 45 in Surrey - above average
• Price rank: 1 out of 45 in Surrey - most expensive
• Airbnb rank: 2 out of comparable Surrey neighbourhoods
• Average sale price (Houses): $2,745,000
• Price per square foot: $594
• Estimated monthly rent: $9,449
• Rental yield: 3.42%
• Airbnb income potential: $469 per night average
• 672 properties assessed this year

Compare that to the neighbours. Morgan Heights is averaging an HonestDoor Price of $1,466,813. Rosemary Heights Central comes in at $1,870,870. South Surrey sits at $2,222,329. Every single one of them is cheaper and growing slower. If you own in North Grandview Heights, you're not just in a good neighbourhood - you're in the best-priced one in the city, and you're outpacing most of the competition on growth too.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment Right Now

Here's the number your city assessment is not telling you. The average assessed value in North Grandview Heights is $2,718,022. That sounds solid until you put it next to the average HonestDoor Price of $3,122,627. That's a gap of over $400,000 - and the HonestDoor Price is 14.89% higher than what the city has on file.

Government assessments are snapshots. They're based on data that can be months or even over a year old by the time it lands in your mailbox. The HonestDoor Price is a real-time read on what the market actually thinks your home is worth today. For a neighbourhood like ours - where values are this high and the gap between assessed and real-world pricing is this wide - that difference isn't just a number on a screen. It's equity you may not even know you're sitting on.

Yes, the HonestDoor Price has dipped 0.99% from the previous period. That's worth noting. But a small pullback from a peak doesn't erase the fact that real-world pricing is still running well ahead of what the city has assessed. If you're making any financial decisions based on your tax notice alone, you're working with incomplete information.

The "So What?" - Thinking About Selling This Summer?

If you're weighing a sale this summer, here's the honest read. Demand at this price point is always selective - two transactions so far in 2026 tells you the buyer pool is narrow but real. The buyers who are shopping in the $2.7M to $3.2M range in Surrey are serious, and they're not finding many options. That scarcity works in your favour.

Pricing is the whole game here. With a predicted market value of $3,153,921 and a slight downward trend in the 3-month moving average, you don't want to come in overpriced and sit. But you also don't want to anchor to your assessed value and leave money on the table. The sweet spot is somewhere between what the city thinks your home is worth and what the HonestDoor Price is signalling - and right now, that range is well above assessment.

The rental story also adds a layer of value for buyers who are thinking about flexibility. At $9,449 per month in estimated rent and a 3.42% rental yield, this is a property that can work as an investment if plans change. That's a real selling point to put in front of buyers who are doing the math.

Bottom line: North Grandview Heights is not a market that's falling apart. It's a market taking a small breather at the top of the Surrey price chart. If your timeline is flexible, you're in a strong position. If you need to move this summer, price it right from day one and let the scarcity do the work.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.