Newton and Fleetwood: A Guide to Central Surrey

Newton and Fleetwood are neighbours in central Surrey: Newton, which the City calls its most populous community, has a town centre on King George Boulevard, and Fleetwood, a mostly single-family area, is getting three SkyTrain stations on Fraser Highway. Here is a guide to their neighbourhoods, transit, parks, schools and plans, and what to check before you buy.

The short version

Where Newton and Fleetwood are

Both are communities within the City of Surrey. I cover the whole city in Moving to Surrey.

The City places Fleetwood at the centre of Surrey's northern half, with Whalley to the west, Guildford to the east and north, and Newton and Cloverdale to the south. Newton, with more than 149,000 residents in 2016 by the City's count, is the more populous of the two, and the City calls it culturally diverse and an industrial hub.

Newton's neighbourhoods

• Newton Town Centre. Council adopted a new Newton Town Centre Plan on July 13, 2020, for about 61 hectares between 72 and 68 Avenues, from about 134 Street to 138 Street. It plans a compact, transit-oriented centre over 30 years.
• King George Boulevard south. The Newton-King George Boulevard Plan, approved on March 6, 2023, covers about 167 hectares between Highway 10 and 68 Avenue, centred on the west side of the boulevard.
• The Newton Cultural District. Centred on 80 Avenue and 128 Street, it is what a May 2026 City report calls Canada's largest South Asian shopping district.
• Panorama Ridge. The City names the Panorama neighbourhood as part of Newton, and École Panorama Ridge Secondary is on 64 Avenue. East Panorama Ridge, between Highway 10 and Colebrook Road, was planned in the early 2000s as a business park.
• Sullivan and Sullivan Heights. The City counts the historic village of Sullivan, centred on Sullivan Community Hall, as part of Newton, and Sullivan Heights Secondary is on 144 Street.
• Jobs and study. Newton has Surrey's largest supply of serviced industrial and mixed employment land, and Kwantlen Polytechnic University's main campus.

Fleetwood and the Fraser Highway corridor

The City describes Fleetwood as mostly residential, mostly single-family homes and one of the fastest-growing parts of Surrey. Its town centre is the smallest of Surrey's town centres and one of the more recently developed. The SkyTrain extension runs along Fraser Highway, with three stations in Fleetwood:

• 152 Street Station. At Fraser Highway and 152 Street, where the City has recommended a second entrance on the east side of 152 Street.
• Fleetwood Station. At 160 Street, near the Fleetwood Community Centre and the future Fleetwood Centre in the City's plan.
• Bakerview-166 Street Station. At 166 Street, with a bus exchange for north-south routes, near the Surrey Sport & Leisure Complex.

The Fleetwood Plan will guide growth over 30 years in an area stretching from the Green Timbers Urban Forest east towards the Agricultural Land Reserve. Council endorsed a Stage 1 plan in March 2022 and an update in October 2023, and the City's timeline aims to bring the final plan to Council between fall 2026 and winter 2027. The City expects the plan area to absorb roughly 9,700 to 12,200 new apartments by 2041, and 14,500 to 18,300 by 2051.

Getting around

• The Surrey Langley SkyTrain. The 16 km Expo Line extension to Langley City Centre has eight stations. In September 2026, the Province named it the Dave Barrett Extension and reported the guideway about 65% complete, with work well under way at all eight stations. It expects service to begin in late 2029.
• Green Timbers Station. At 140 Street, on the western edge of the Green Timbers Urban Forest, it will serve Surrey Memorial Hospital.
• Newton Exchange. At 13736 72 Avenue. The R1 RapidBus runs along King George Boulevard and on to Guildford, and the R6 to Scott Road Station, at least every 10 minutes at peak times and every 15 minutes off-peak, and route 323 runs to Surrey Central Station, typically every 10 minutes.
• Bus rapid transit. TransLink is planning bus rapid transit on King George Boulevard. In January 2026, it said the project had preliminary funding for planning and could open within three years of being fully funded.
• Roads. Highway 10 crosses southern Newton, and SkyTrain construction is under way along Fraser Highway, so allow for it on your commute.

Parks and recreation

• Newton's parks. Unwin Park, with what the City calls the region's largest fully accessible playground, Newton Athletic Park, West Newton Community Park and Mud Bay Park, with coastal views.
• Newton's facilities. The Newton Recreation Centre, Newton Arena, Newton Cultural Centre, Bell Performing Arts Centre and Newton Library.
• A new community centre. The City's 175,000-square-foot Newton Community Centre will have a 50-metre competition pool, a leisure pool, two gyms and a library more than twice the size of the Newton branch. In September 2026, the City said construction was under way, with opening expected in spring 2030.
• Fleetwood. Fleetwood Park, Fleetwood Gardens with its labyrinth, Surrey Lake Park with lake views and walking trails, Francis Park with an outdoor fitness circuit, and Freedom Dog Park, plus the Fleetwood Community Centre, the Fleetwood Library and the Surrey Sport & Leisure Complex.

Schools and health care

Both communities are in Surrey Schools (School District 36). Secondary schools in the area include École Panorama Ridge, Sullivan Heights, Tamanawis, Princess Margaret, Frank Hurt and Fleetwood Park. Programs of choice, such as French Immersion, Montessori, Traditional, International Baccalaureate and Punjabi Language for Grades 5 to 11, take applications and are generally filled by lottery. Use the district's School Locator to find the catchment school for an address.

Surrey Memorial Hospital, at 13750 96 Avenue, is the largest of Fraser Health's three regional hospitals and the second-largest hospital in BC, and Fraser Health calls its emergency department the province's busiest. For urgent problems that aren't life-threatening and need care within 12 to 24 hours, the Surrey-Newton Urgent and Primary Care Centre is at 6830 King George Boulevard: you register first, and a nurse calls you back.

How the area is growing

• Newton Centre master plan. In April 2026, TransLink and the Surrey City Development Corporation released a 30-year master development plan for TransLink and City lands in Newton Town Centre: more than 2,200 homes for more than 4,000 residents, over 150,000 square feet of retail space, the new community centre and 15.7 acres of parks and open space.
• Around transit. Three of Surrey's 15 transit-oriented areas reach 800 metres around the Fleetwood stations, and another covers 400 metres around Newton Exchange. The Province sets minimum allowable heights there: 20 storeys within 200 metres of a station, stepping down to 8 storeys at 400 to 800 metres, and 12 storeys within 200 metres of the exchange. Council can't refuse an application on height or density alone, up to those levels, and residential parking minimums don't apply there, apart from accessible and bicycle parking.
• More homes per lot. Since July 8, 2024, eligible residential lots under 4,050 m² inside the urban containment boundary can have up to three units, or four on lots over 280 m², and up to six on those lots within 400 metres of a frequent bus stop. Council approved a review of these rules in July 2026, and I explain them in More Homes per Lot.

Before you buy

• Flood risk. The City lists the Panorama area among the residential areas in its coastal floodplain, which stretches from Boundary Bay and Mud Bay along the Nicomekl and Serpentine rivers. Check the flood maps for the address and ask your insurer about overland flood coverage; see Floodplains and Flood Insurance.
• Farmland edges. Fleetwood's plan area runs east towards the Agricultural Land Reserve, so if a home backs onto farmland, ask what farm activity happens next door; I cover the reserve's rules in Buying an Acreage in the Fraser Valley.
• Industrial neighbours. With so much industrial land in Newton, check what is allowed on the lots around a home.
• Redevelopment nearby. Near the stations and Newton Exchange, houses next door may be replaced by apartments, so look at the plans for the surrounding blocks.

Questions buyers often ask me

Are Newton and Fleetwood separate cities?

No. Both are communities within the City of Surrey, with one city council and one school district, Surrey Schools (School District 36).

Where will Fleetwood's SkyTrain stations be?

On Fraser Highway at 152 Street, at 160 Street (Fleetwood Station) and at 166 Street (Bakerview-166 Street Station). The Province expects the line to open in late 2029, and in May 2026 all eight of its stations were under construction.

How do I get around Newton without a car?

From Newton Exchange, the R1 RapidBus runs along King George Boulevard and on to Guildford, and the R6 runs to Scott Road Station, both at least every 10 minutes at peak times. Route 323 goes to Surrey Central Station.

Where can I get urgent care in Newton?

At the Surrey-Newton Urgent and Primary Care Centre, 6830 King George Boulevard, for concerns that aren't life-threatening but need care within 12 to 24 hours. For serious symptoms such as chest pain, call 9-1-1 or go to an emergency department.

Is Panorama Ridge in a floodplain?

Parts of the area may be: the City lists the Panorama area among the residential areas in its coastal floodplain. Check the City's flood maps for the specific address before you remove subjects.

Thinking about central Surrey? Browse homes for sale in Surrey, read Moving to Surrey for the rest of the city, or see the strata documents to read before buying a condo.

This article is general information, not legal advice. The Newton population figure is the City of Surrey's own, and other details are from the City, the Province, TransLink, the Surrey City Development Corporation, Fraser Health and Surrey Schools at the time of writing. For the Province's details on the new stations, see Surrey Langley SkyTrain stations.