Surrey is not one commercial market but several. Newton has older, well-priced retail and service space with a large local customer base. Guildford is built around a regional mall and the Highway 1 interchange. Cloverdale mixes a heritage town centre with an established industrial area. Fleetwood sits on Fraser Highway, where three SkyTrain stations are under construction. South Surrey offers newer retail and office along the Highway 99 corridor, plus the Campbell Heights business park. This guide explains what each area offers, who it suits and what to check before you buy.
How should you compare Surrey's commercial areas?
Before you look at a single listing, decide what the property has to do for you. Four questions narrow the search quickly:
- Who are your customers or tenants? A daily-needs retailer depends on the households within a short drive. A regional business depends on highway access.
- What does the zoning allow? Surrey's commercial and industrial zones permit different uses. Confirm the zoning of each property with the City before you remove conditions. Surrey is updating its zoning bylaw to match its new Official Community Plan, so check the current rules.
- How will people get there? Parking, transit and highway access matter more than many buyers expect.
- What will change nearby? New transit, housing and town centre plans can lift values, and construction can disrupt tenants for a while.
Newton
What you find: strip retail and small plazas along King George Boulevard and 72 Avenue, service commercial, older office space and the Newton industrial area for mid-sized manufacturing and service businesses.
Tenant mix: restaurants, groceries, professional services, medical and dental offices, and auto and trade businesses. Many tenants are independent local businesses that serve the dense surrounding neighbourhoods.
Who it suits: income investors looking for a higher yield on older buildings, and owner-users who want affordable space close to a large population. Older buildings mean you should budget carefully for roofs, mechanical systems and parking lot repairs. Review our commercial property evaluation checklist before you make an offer.
Guildford
What you find: Guildford Town Centre, one of the region's larger shopping malls, surrounded by retail plazas, restaurants, auto dealers, hotels and office space along 104 Avenue and 152 Street. Highway 1 is minutes away.
Tenant mix: national and regional retail chains, restaurants, medical and professional offices, and service businesses that want visibility to traffic heading to the mall and the highway.
Who it suits: retail and service businesses that need regional reach, and investors who want tenants with recognizable names. Expect competition for well-located pad sites and plazas.
Cloverdale
What you find: a heritage town centre along 176 Street, newer retail along Highway 10, and the Cloverdale industrial area for light industrial and service businesses. Highway 15 connects south to the U.S. border and north to Highway 1.
Tenant mix: independent shops and restaurants in the town centre, trades and contractors, light manufacturing and businesses that need yard or warehouse space.
Who it suits: owner-users who want industrial or flex space at a lower price than Campbell Heights, and investors in small retail buildings with steady local tenants. Our guide to where to buy industrial property in Surrey compares Cloverdale with Surrey's other industrial areas.
Fleetwood
What you find: a town centre around 160 Street and Fraser Highway, with plazas, medical offices and services along the highway. The Surrey Langley SkyTrain extension will add stations at 152 Street, Fleetwood at 160 Street and Bakerview at 166 Street. The line is scheduled to open in late 2029.
Tenant mix: daily-needs retail, restaurants, medical, dental and personal services that serve the surrounding family neighbourhoods.
Who it suits: longer-term investors who want to be near new stations before the line opens, and owner-users in medical and professional services. Construction along Fraser Highway can affect access for a few years, so ask tenants how business has held up. Our guide to Surrey's SkyTrain growth corridors explains what the new stations allow.
South Surrey
What you find: newer shopping centres such as Morgan Crossing and Semiahmoo Shopping Centre, office and commercial space along the Highway 99 corridor and in Grandview Heights, and Campbell Heights Business Park to the east. The City of Surrey describes Campbell Heights as 1,900 acres and home to about 495 businesses.
Tenant mix: lifestyle retail, restaurants, fitness, medical and professional offices serving higher-income neighbourhoods, plus logistics, construction and manufacturing in Campbell Heights.
Who it suits: investors who want newer buildings with strong tenants, professional firms buying their own office, and industrial users who need modern buildings close to the Pacific border crossing. Prices are usually higher than in Newton or older parts of Cloverdale, so expect lower yields in exchange for newer buildings.
What about Surrey City Centre?
Surrey City Centre, around the existing Surrey Central and King George SkyTrain stations, is the city's downtown. It has the most office towers, the university and hospital nearby, and the most high-density residential growth. It suits office investors and businesses that want a transit-connected address. Office vacancy in Surrey was about 7.6% in the third quarter of 2026, according to Colliers, well below downtown Vancouver.
How we help you find the right area
The Oberoi Group works across every part of Surrey, from small plazas in Newton to industrial units in Campbell Heights. We ranked among the Top 3 commercial teams across Canada at RE/MAX in 2025, based on commission, and some opportunities are offered privately before they reach the open market.
See current Surrey commercial properties for sale, read our overview of the Surrey real estate market, or learn how we help clients buy and sell commercial plazas. Tell us what you are looking for and we will match you with on-market and off-market opportunities as they come up.
Frequently asked questions
Which area of Surrey is best for commercial property?
It depends on your goal. Guildford suits regional retail, Newton offers older, well-priced space, Cloverdale mixes retail and industrial, Fleetwood is near new SkyTrain stations and South Surrey has newer buildings.
Where are Surrey's main business parks?
The City of Surrey lists several business parks and industrial areas, including Campbell Heights, Port Kells, South Westminster and Bridgeview, Newton, Cloverdale and Douglas.
How big is Campbell Heights Business Park?
The City of Surrey describes Campbell Heights as 1,900 acres and home to about 495 businesses.
What is Surrey's office vacancy rate?
Colliers reported Surrey office vacancy of about 7.6% in the third quarter of 2026.
Sources
Rates, thresholds and program rules in this article were checked against these official pages on October 16, 2026. Rules change, so confirm current details before you act.