How do I buy a home in Surrey BC?

To buy a home in Surrey BC, start with a mortgage pre-approval to know your budget. Then work with a local Surrey realtor to find properties that match your criteria. When you find the right home, your realtor prepares a written offer. After negotiation, you complete due diligence — inspection and financing confirmation — remove subjects, and proceed to completion. The full process typically takes 30 to 90 days from accepted offer to keys. Almas Group guides buyers through every step at no cost — call 604-200-2948.

What are the closing costs when buying a home in BC?

Closing costs in BC typically include Property Transfer Tax (1% on the first $200,000, 2% on the portion between $200,000 and $2,000,000), legal fees of $1,500 to $2,500, home inspection fees of $400 to $600, title insurance of $200 to $300, and a property tax adjustment on closing. First-time buyers purchasing under $500,000 may be exempt from Property Transfer Tax. Budget 2% to 3% of the purchase price for total closing costs.

Your Trusted Guide to Buying a Home in Surrey & Fraser Valley

14 years. Hundreds of buyers. One focus — getting you into the right home without the stress, the confusion, or the regret.
Surrey · Langley · Abbotsford · Maple Ridge · Mission
English & Punjabi spoken

Buying a Home in Surrey BC Is Not Simple — But It Does Not Have to Be Stressful

The Fraser Valley moves fast. A good detached home in Fleetwood or Cloverdale gets multiple offers within 72 hours. Presale projects sell out before most buyers even know they launched. Mortgage rules changed again this year.

Most buyers go in thinking they have done enough research. They have read some articles, looked at Zillow, maybe attended an open house or two. Then the first offer falls through, or they find out about a strata issue three days before subjects are due, or they miss a presale launch by 48 hours because they were not registered.

We have watched this play out enough times to know where the gaps are.

We guide buyers across Surrey, Langley, Abbotsford, Maple Ridge and Mission — from first conversation to possession day. On resale homes, the seller pays our commission. On presale, the developer pays. Either way, professional representation costs you nothing.

We’ve broken the process down into three clear stages so you always know where you stand.

We Work With Three Kinds of Buyers

You have never done this before. The terminology is confusing, the numbers are bigger than anything you have dealt with, and everyone seems to assume you already know what “subjects” means.

We explain every step before you take it — not after. Our first-time buyers in Surrey and Langley leave the process understanding exactly what happened and why, which matters when you do this again in five years.

How to Buy a Home in Surrey and Fraser Valley BC — Step by Step

This is the actual process — not a simplified version. Every step matters and the order matters. Skipping steps is where buyers get into trouble.

Get Mortgage Pre-Approval Before You Do Anything Else

This comes before viewings. Before you fall in love with a property in Willoughby or South Surrey that turns out to be $80,000 above your real budget.

A pre-approval from a bank or mortgage broker confirms exactly what you can borrow based on your income, employment history, credit score, and down payment. In the current Surrey and Langley market, sellers expect pre-approved buyers. Without it, your offer is a weaker offer.

Tip: Get pre-approved by two lenders before you start looking. Mortgage rates vary more than most buyers expect and the difference between your bank’s posted rate and a broker’s best rate can easily be $200 to $400 per month on a $700,000 mortgage.

Get Clear on What You Actually Need

Not what you want. What you need. There is a gap there that costs buyers money when they do not close it early.

Condo or townhouse? Newton or Fleetwood? Close to SkyTrain because you commute, or close to good schools because you have kids? How much does in-suite laundry actually matter versus a larger living space?

We ask these questions before we show you anything. Buyers who have done this work upfront make faster, more confident decisions and rarely suffer buyer’s remorse.

Tip: List your criteria in order of priority — not as an equal list. When you find a property that hits 7 out of 8, you need to know which 1 is the one you can live without and which 1 is not negotiable. That decision should happen before you write an offer, not during.

Search Smarter

MLS listings are public but they are not the whole picture.

We know about presale launches before they are publicly advertised. We know which resale listings in Surrey and Langley are overpriced and will sit, and which are priced to move in 72 hours. We know the difference between a street in Newton that works for families and one that does not.

For buyers looking at presale condos in Surrey or Langley — developments like Harth in Newton, Charlton in Cloverdale, or projects in Willoughby — registration through us gives you early access to floor plans and pricing before public launch.

Tip: Set up automated MLS alerts for your criteria but do not rely on them alone. Alerts have a delay. Good properties in Fleetwood and Cloverdale often go conditional before most buyers’ alerts have even sent.

Make an Offer That Has a Real Chance

Writing an offer is not just picking a number and hoping.

The price matters. So does the subject removal period, the conditions included, the personal property requested, and the completion date. In a multiple-offer situation — which still happens in parts of Surrey and Langley even in 2026 — offer strategy matters as much as the number.

We prepare your Contract of Purchase and Sale, advise on price based on live comparable sales data, and negotiate on your behalf.

Tip: In competitive situations, flexible completion dates can win a deal at the same price as a less flexible offer. Sellers have their own timeline pressures. Knowing what those are — and accommodating them where you can — is something most buyers never think to ask about.

Do Your Due Diligence Properly

Once your offer is accepted, subject conditions give you a set window — typically 5 to 7 business days — to verify everything before the deal goes firm.

During this period you should: Complete a professional home inspection ($400 to $600 for most Surrey homes) Confirm your financing with your lender in writing Review strata documents if buying a condo or townhouse Check title for liens, easements, or encumbrances Satisfy any other conditions listed in your contract

Tip: Never skip the home inspection, even in a competitive market. A good inspector working on a Surrey or Langley home will catch issues invisible at a showing — moisture in the crawl space, aging electrical panels, roof condition, foundation cracks. The inspection fee is small relative to what it can save you.

For strata purchases: read the minutes from the last two years of strata meetings. They tell you what problems the building has had, whether a special levy is coming, and how well-managed the strata actually is. Buyers who skip this step sometimes inherit another owner’s problem.

Remove Subjects and Pay Your Deposit

When you are satisfied with your due diligence, you remove subjects in writing. At that point the deal is firm — neither side can walk away.

Your deposit, typically 5% of the purchase price, is due at this stage. It is held in trust by the selling brokerage until completion and credited toward your purchase price.

Work With a Real Estate Lawyer

A BC real estate lawyer handles the legal side of the transfer. Title search, mortgage registration, Property Transfer Tax, and the statement of adjustments — which shows the exact money moving on completion day.

Budget $1,500 to $2,500 for legal fees depending on the complexity of the transaction. For purchases with a mortgage, most of that cost is non-negotiable.

Tip: Choose your lawyer before you remove subjects, not after. Good conveyancing lawyers get booked up quickly around popular completion dates. The last thing you want is a rushed closing.

Completion and Possession

Completion day is when your lawyer transfers funds to the seller’s lawyer and the property title transfers to your name. This happens at the Land Title Office.

Possession day is typically 1 to 2 days after completion. That is when you get the keys.

We stay available through this entire process and follow up after possession to make sure everything transferred as agreed.

10 Honest Home Buying Tips for Surrey and Fraser Valley BC

Your Pre-Approval Is Not Your Budget

The bank will often approve you for more than you should spend. Build in a buffer for property taxes, strata fees, maintenance, and rate increases at renewal. A mortgage you can afford on paper but not in practice will grind on you.

Strata Fees Add Up Faster Than Most Buyers Calculate

When you compare a condo against a detached home, add the strata fee to the monthly mortgage payment. A $350 monthly strata fee is $4,200 a year and $21,000 over five years. That changes the value comparison considerably.

The Property Transfer Tax Catches First-Time Buyers Off Guard

In BC, you pay 1% on the first $200,000 of the purchase price and 2% on the portion up to $2,000,000. First-time buyers purchasing under $500,000 may be fully exempt. Between $500,000 and $525,000 you get a partial exemption. Above $525,000, no exemption. Budget for it either way.

New Homes Include GST — Resale Homes Do Not

Buying a presale condo or brand new home in Surrey or Langley? GST applies to the purchase price. Depending on the price and your situation, you may qualify for a partial GST rebate. Confirm this with your lawyer before closing — not after.

Langley and Abbotsford Often Give You More for the Same Budget

If square footage matters more than a Surrey address, compare what your money buys in Willoughby Township or Historic Downtown Abbotsford against Fleetwood or Newton. The difference in what you get for the same price is often significant enough to change the decision.

Presale Contracts Have a 7-Day Rescission Window in BC

After signing a presale purchase agreement, you have 7 business days to cancel — in writing — with no penalty. Read the Disclosure Statement during those 7 days. All of it. That document tells you the strata fees, what is and is not included, your rights if the project is delayed, and the developer’s track record.

Older Surrey Homes: Always Get Your Own Inspection

Some sellers provide a pre-listing inspection. Read it but do not rely on it. The seller paid that inspector. Pay $500 for your own and read every page.

Budget 2% to 3% of the Purchase Price for Closing Costs

On top of your down payment: Property Transfer Tax, legal fees, home inspection, title insurance, property tax adjustment on closing. For a $750,000 home in Surrey, that is $15,000 to $22,000 in additional costs. Buyers who do not budget for this get caught short at a bad time.

Drive the Neighbourhood at Different Times

A street in Guildford or Newton that feels quiet on a Wednesday afternoon can feel very different on a Friday night or a Saturday morning. Drive past at different times before you commit to writing an offer.

Ask What Has Sold Nearby in the Last 60 Days — Not 6 Months

The market shifts. Comparable sales from 6 months ago in a rising or falling market can lead you to overpay or underpay by a meaningful amount. Ask your realtor for the last 60 days of comparable sales in the specific area and property type you are targeting.

Why Surrey and Fraser Valley Buyers Work With Almas Group

14 Years in This Specific Market

Not 14 years of general BC real estate. We have been watching Newton, Fleetwood, Cloverdale, Willoughby, Abbotsford, Maple Ridge and Mission for 14 years. We know which streets are worth paying more for, which strata buildings have ongoing issues, and which presale developers consistently deliver.

We Work in English and Punjabi

No miscommunication on a $700,000 transaction. We work with buyers in both languages — the same level of detail, the same quality of advice, in the language you are more comfortable with.

Zero Cost to Buyers

On resale purchases in BC, the seller pays our commission. On presale purchases, the developer pays. You get full representation — contract review, negotiation, due diligence support, possession — at no cost to you.

Honest Advice on Presales

We represent buyers on every active presale development in Surrey, Langley and Abbotsford. That means we can tell you which projects make sense for your situation and which ones have concerns worth knowing about. We do not have a financial reason to push you toward one development over another.

Frequently Asked Questions — Buying a Home in Surrey BC

How much down payment do I need to buy a home in BC?

Minimum 5% on homes under $500,000. Between $500,000 and $999,999, it is 5% on the first $500,000 and 10% on the remainder. Homes at $1,000,000 and above require at least 20% down. First-time buyers may qualify for the BC Property Transfer Tax exemption on homes under $500,000. Talk to a mortgage broker about current federal and provincial first-time buyer programs before you assume what you need.

Do I need a realtor to buy a home in Surrey?

No — but in BC, the seller pays the buyer’s agent commission on resale purchases and the developer pays on presale. Professional representation costs you nothing and adds considerably. A buyer’s agent accesses off-market listings, reviews your contract before you sign, negotiates on your behalf, and stays available through completion. Going in without one saves you nothing.

How long does it take to buy a home in BC?

From accepted offer to possession, typically 30 to 90 days. The search phase depends on the buyer — some find the right home in three weekends, others take three months. Having your pre-approval done, a clear priority list, and a realistic budget for the current Surrey or Langley market shortens the search considerably.

What is the Property Transfer Tax in BC?

1% on the first $200,000. 2% on the portion between $200,000 and $2,000,000. 3% above $2,000,000. First-time buyers are fully exempt on homes under $500,000 and get a partial exemption between $500,000 and $525,000.

Can I buy a presale condo with Almas Group?

Yes. We represent buyers on presale condos and townhomes across Surrey, Langley and Abbotsford — including Harth in Newton, Charlton in Cloverdale, Montvue in Abbotsford, and all active Langley developments. Registering through us gives you early access to floor plans, pricing, and unit selection before public launch. No cost to you.

I am a first-time buyer. Where do I start?

Mortgage pre-approval. That is the only first step that matters. It tells you your actual budget, locks in a rate for 90 to 120 days, and makes everything that follows faster and less stressful. After that, call us — 604-200-2948.

Is it better to buy presale or resale in Surrey and Langley right now?

It depends on your timeline and risk tolerance. Presale locks in today’s price on a home that will take 1 to 3 years to complete — good if you have flexibility and want new construction. Resale means you see exactly what you are buying and move in within 60 to 90 days. There is no universal right answer. We can walk you through both options based on your specific situation.