The Surrey Langley SkyTrain extension will run 16 kilometres along Fraser Highway, from King George Station to Langley City Centre, with eight new stations. It is scheduled to open in late 2029. British Columbia's transit-oriented area rules already apply around all eight planned stations: within 200 metres of a station, Surrey cannot turn down a qualifying housing proposal because of height or density if it is up to 20 storeys and a floor area ratio of 5.0. That combination of new transit and more allowed density is the main reason land and commercial property along Fraser Highway are getting attention now, years before the first train.
What is being built, and when?
According to the project's June 2026 status report, the line is a $5.996 billion project delivered by Transportation Investment Corporation, a provincial Crown corporation. Major construction started in November 2024, and the anticipated in-service date is late 2029. The eight new stations, from west to east, are:
- Green Timbers at 140 Street, beside the Green Timbers Urban Forest and the Jim Pattison Outpatient Care and Surgery Centre.
- 152 Street, at a busy crossroads in West Fleetwood with many small and medium-sized businesses.
- Fleetwood at 160 Street, in the heart of Fleetwood Town Centre.
- Bakerview-166 Street, beside the Surrey Sports and Leisure Complex, with a transit exchange.
- Hillcrest-184 Street, in west Clayton.
- Clayton at 189 Street, in east Clayton.
- Willowbrook at 196 Street, at Willowbrook Mall in Langley, with a transit exchange.
- Langley City Centre at 203 Street and Industrial Avenue, with a bus exchange.
The project describes itself as a catalyst for transit-oriented development around the new stations, with more housing, services, jobs, retail and commercial space nearby.
What do the transit-oriented area rules allow?
The province's Local Government Transit-Oriented Areas Regulation, in effect since December 7, 2023, lists all eight of these planned stations. It sets minimum heights and densities that a city must allow for housing proposals near them. For Surrey and Langley, the numbers are:
- Within 200 metres of a station: up to 20 storeys and a floor area ratio of 5.0.
- 200 to 400 metres: up to 12 storeys and a floor area ratio of 4.0.
- 400 to 800 metres: up to 8 storeys and a floor area ratio of 3.0.
A floor area ratio of 5.0 means a building can have five times the site's land area in floor space. Under the provincial law, cities also cannot require minimum parking for housing in these areas, apart from accessible parking. They do not rezone land automatically. An owner still has to apply, and the city still reviews design, servicing and other issues. But the city cannot refuse a qualifying housing application only because it is taller or denser than its old plans allowed, up to those limits.
The rules focus on housing and mixed-use buildings. Land zoned only for industrial use, where housing would be ancillary at most, is exempt.
How could this change commercial values?
New housing brings new customers. Thousands of new homes within walking distance of each station will need groceries, pharmacies, clinics, restaurants, childcare, fitness and personal services, which is why mixed-use buildings with retail at street level are the most common form near SkyTrain elsewhere in the region.
For commercial owners and buyers, that can mean:
- Higher land value for small sites near stations. A single-storey plaza or an older commercial building within 200 to 400 metres of a station may be worth more as a redevelopment site than as an income property.
- Stronger retail demand over time. Daily-needs tenants follow population, so retail space near stations should see more interest as new residents move in.
- Construction disruption first. Work along Fraser Highway can reduce access and visibility for existing businesses for several years before the line opens. Ask tenants how their sales have held up.
- Higher assessments and taxes. As land values rise, so can BC Assessment values and property taxes, which matters for holders and tenants on net leases.
Which areas could see the most change?
No one can promise which sites will gain the most, and any buyer should be wary of a pitch that does. But some patterns are clear:
- Fleetwood Town Centre already has a commercial core at 160 Street, which the new station connects directly.
- 152 Street has many small and mid-sized commercial lots at a major north-south crossing.
- Clayton has two stations and established shopping centres, Hillcrest Village and Clayton Crossing, which the project plans to link with multi-use pathways.
- Willowbrook and Langley City Centre sit at the eastern end of the line with transit exchanges and large commercial areas ready for redevelopment.
Each city's own plans add detail. Surrey and Langley are updating their community and corridor plans, and those documents decide the exact uses and forms they will support. Check the current plan for any site before you pay for future potential.
What should a buyer check?
- The exact distance from the parcel to the station, which decides its tier.
- The current zoning, the city's plan for the area and any rezoning applications nearby.
- Whether the existing income covers your costs while you wait. Redevelopment can take years.
- Lease terms. Long leases with no demolition clause can delay redevelopment.
- Servicing, road dedications and access changes from the SkyTrain project.
How we help
The Oberoi Group works with investors, developers and business owners along the Fraser Highway corridor and across Surrey and Langley. Our team ranked among the Top 3 commercial teams across Canada at RE/MAX in 2025, based on commission.
Learn more about Surrey commercial real estate, our approach to real estate investing in BC and our Surrey commercial neighbourhood guide. If you want to hear about properties near the new stations as they come up, ask us to notify you about corridor listings.
Frequently asked questions
When will the Surrey Langley SkyTrain open?
The project expects the extension to enter service in late 2029. Major construction started in November 2024.
Where are the new Surrey Langley SkyTrain stations?
Green Timbers at 140 Street, 152 Street, Fleetwood at 160 Street, Bakerview-166 Street, Hillcrest-184 Street, Clayton at 189 Street, Willowbrook at 196 Street and Langley City Centre at 203 Street.
What is a transit-oriented area in BC?
Land within 800 metres of a SkyTrain station, or 400 metres of a bus exchange, where provincial rules set minimum heights and densities a city must allow for housing proposals.
How tall can buildings be near Surrey SkyTrain stations?
Under the provincial rules, up to 20 storeys within 200 metres of a station, 12 storeys between 200 and 400 metres, and 8 storeys between 400 and 800 metres, subject to the city's review.
Does the transit-oriented area rule rezone my property?
No. It sets limits the city cannot refuse a qualifying housing application under, but the owner still has to apply and the city still reviews the proposal.
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.