No benchmark price is published for Crescent Beach, South Surrey, BC or for Ocean Park, South Surrey, BC. Both sit inside one MLS® listing area in the City of Surrey, BC, and that single label is doing a lot of quiet work — it blends a low-lying beach settlement on Boundary Bay with a bluff-top neighbourhood above it.
Why one listing area covers two different communities
The Fraser Valley Real Estate Board's listing area for this part of the Semiahmoo Peninsula is called Crescent Bch Ocean Pk. One string, one search field, one set of results.
Underneath it are two communities that do not resemble each other much.
Crescent Beach, South Surrey, BC is the low-lying beach settlement on Boundary Bay, bounded by water on three sides and by Beecher Street and Bayview Street to the south, reached by exactly two roads — Crescent Road and McBride Avenue — both crossing the BNSF Railway onto the peninsula.
Ocean Park, South Surrey, BC sits on the bluff above and behind it, running east to the boundary with the City of White Rock, BC, with tree-lined streets, larger detached homes, a City of Surrey development permit area guiding its housing character, and beach-access streets — Sullivan Street, Target Street — dropping toward the water.
That matters to a price question, not just a lifestyle one. Any average or "typical price" attached to this area was calculated across both: a small older cottage two blocks from the tide line and a custom bluff-top house on a large lot land in the same bucket, and the number that comes out describes neither. It is the single most useful thing to understand before you set a budget here.
What the Fraser Valley Real Estate Board actually publishes
The Fraser Valley Real Estate Board publishes its MLS® Home Price Index for a fixed list of reporting zones. The smallest one covering this area is the South Surrey & White Rock zone, and it has never been broken down further — no benchmark for Crescent Beach, South Surrey, BC, none for Ocean Park, South Surrey, BC, and none for any of the eight South Surrey sub-areas or for White Rock individually.
That is the state of the published data, and it has always been that way. So there is no sub-area figure here. Not an estimate, not an adjusted number, not a range, not a "typically around". A number invented for these streets would be worse than no number, because you would plan against it.
What is published, as of August 2026, is this. These are zone-wide figures spanning the City of White Rock and all eight South Surrey sub-areas — not a number for Crescent Beach or Ocean Park.
August 2026 is the most recent month the board has reported; a September figure for this zone does not exist yet.
Three pieces of context make that table more readable. South Surrey & White Rock is the most expensive of the board's zones — its composite of $1,010,000 sits above Langley at $948,600, Cloverdale at $930,900, Surrey-Central at $912,700 and North Surrey at $640,800 — and its detached benchmark of $1,649,200 is the highest in the table, and the only one of the board's benchmarks to rise month over month. Its townhouse segment, down 11.1% year over year, is the weakest townhouse segment anywhere in that table. And board-wide in August 2026 the Fraser Valley recorded 941 MLS® sales, down 14% from July but up 1% year over year, on a sales-to-active-listings ratio of 10% against a balanced range of 12% to 20% — a buyer's market by the board's own definition. I am naming the condition, not a deadline.
Why the gap between that table and your street is unusually wide
A zone benchmark tracks direction over time across a large, mixed pool of housing, and it does that well. It cannot describe a specific home on a specific street — and here, two layers of blending stack on top of each other. The zone spans a separate municipality and eight Surrey sub-areas: a waterfront cottage, a bluff-top custom home, a corridor apartment and an estate lot all sit inside that composite. Then the MLS® area beneath it blends two communities again. Most price questions get answered one level too coarse. Here they get answered two.
Which is why the honest answer is a description of the mix, plus comparable sales on the actual block. The first part is below; the second is a conversation about an address.
The housing mix, and what it does to a budget
Ocean Park, South Surrey, BC
Predominantly larger character and custom detached homes on tree-lined streets, with a small commercial strip along Beecher Street and the Ocean Park Village Shopping Centre covering everyday errands. Because it is detached product, the composite benchmark of $1,010,000 — a blend that includes the zone's townhouse and apartment inventory — is the least relevant line on the table for a buyer here. The detached benchmark of $1,649,200 describes the kind of home being sold, and even that is zone-wide across White Rock and eight sub-areas, not local.
One practical note that turns up after an accepted offer more often than before one: if you are buying with a plan to alter, extend or rebuild, confirm that development permit area's requirements for the specific property with the City of Surrey before subjects are removed. It is a phone call, and it occasionally changes what a lot is worth to you.
Crescent Beach, South Surrey, BC
Smaller-lot, older waterfront and near-waterfront housing on a peninsula with no direction to expand, which is why the lots are small and the stock is old — physical constraint, not planning preference.
Two things follow for a budget. Older near-waterfront housing carries older roofs, windows, drainage and service panels, so the next decade of maintenance belongs in your offer rather than in your second year. And the land itself is low-lying — a fact about the ground, not a criticism of the community, and one that belongs in due diligence: the City of Surrey for what applies to the property, a qualified inspector for the building, your insurer for what is covered.
What is not published for either community
Worth saying plainly, because several pages will tell you otherwise. There is no published detached, townhouse and apartment percentage split for this MLS® listing area, no published average lot size and no published construction decade for either community. Anyone quoting one of those has estimated it without saying so. The qualitative picture is solid: both communities are predominantly detached, in two different forms. That is enough to reason about a budget with. A fabricated percentage is not.
Who buys here and why
Buyers who focus on Ocean Park, South Surrey, BC are generally after a larger character or custom home on a bluff-top lot with conventional road access and a small village centre in walking distance, while buyers who focus on Crescent Beach, South Surrey, BC are choosing a small, physically contained beach community on Boundary Bay and taking the rail crossing as a permanent feature of getting home. They are shopping one MLS® listing area and two genuinely different decisions.
The mix selects for that. With almost nothing in the way of entry-level product in either community, the people who look here want a detached house near the water and have already decided the setting is what they are paying for. That includes buyers right sizing out of a larger Fraser Valley property — though on the Ocean Park side the product runs big, and that search sometimes takes longer than expected.
What this area does not offer is a low-cost way in. The zone's townhouse benchmark of $820,300 and apartment benchmark of $550,800 as of August 2026 describe inventory that mostly sits elsewhere in South Surrey, BC and in the City of White Rock, BC, not on these streets.
What sets the price of one home over another
Once you are looking at real listings rather than area figures, a handful of things move the number far more than any benchmark:
Which of the two communities it is in. As above. This is the variable the MLS® area label hides, and it is usually the largest one.
Position relative to the water. On the bay, a short walk from it, or on the bluff above it are three different propositions, priced as three different things.
Access. Everything in Crescent Beach, South Surrey, BC comes in and out over Crescent Road or McBride Avenue, both crossing the BNSF Railway at grade — the trade that keeps it quiet, since through traffic has nowhere to go. Ocean Park, South Surrey, BC has conventional road connections east toward White Rock, BC and north into the rest of South Surrey, BC, and Highway 99 carries most trips beyond the peninsula. There is no SkyTrain serving either community and none planned.
Condition and vintage. In older near-waterfront stock, homes that have had roofs, mechanicals and exterior finishes done separate sharply from those that have not.
What is next to it. Blackie Spit Park at the north end of Crescent Beach, at the mouth of the Nicomekl River, is a recognized Important Bird Area on the Pacific Flyway. 1001 Steps Park, at the foot of 128 Street, is the bluff-to-beach descent on the Ocean Park side. Proximity to either shows up in what people will pay, and neither appears anywhere in a benchmark.
Getting a real number for a specific address
If you want to know what a particular home is worth, that is a question about recent comparable sales on those streets — adjusted for which community it sits in, how it relates to the water, its condition and its access. A zone-wide index tells you which direction the market is moving; it cannot value a house. That work takes me an afternoon and costs nothing. In the meantime you can browse Crescent Beach and Ocean Park homes for sale, or widen it to South Surrey and White Rock, BC homes for sale.
Frequently Asked Questions
Why do listing sites quote one average price for Crescent Beach and Ocean Park, South Surrey, BC?
Because the Fraser Valley Real Estate Board groups both under a single MLS® listing area, named Crescent Bch Ocean Pk. Any average calculated from that area blends older, smaller-lot beach housing on Boundary Bay with larger bluff-top character and custom homes. The resulting figure describes neither community accurately, which is why it should not be used to set a budget.
What are the published South Surrey & White Rock benchmark prices as of August 2026?
The Fraser Valley Real Estate Board's MLS® Home Price Index benchmarks for that zone in August 2026 are $1,010,000 composite, down 7.2% year over year; $1,649,200 detached, down 7.5%; $820,300 townhouse, down 11.1%; and $550,800 apartment, down 6.2%. Those are zone-wide figures covering the City of White Rock, BC and all eight South Surrey sub-areas together.
Does a home in Crescent Beach, South Surrey, BC cost more than one in Ocean Park, South Surrey, BC?
There is no published figure that answers that, because neither community has a benchmark of its own and both sit inside the same MLS® listing area. What can be said is that they hold different housing: older, smaller-lot waterfront and near-waterfront stock on the beach side, and larger character and custom detached homes on the bluff. Comparing two specific properties is the only reliable way to compare the two.
Is there a published detached, townhouse and apartment split for Crescent Beach and Ocean Park, South Surrey, BC?
No. No verified percentage split is published for this MLS® listing area, and neither is an average lot size or a construction decade for either community. What is verifiable is that both are predominantly detached, in two different forms — older smaller-lot housing on the beach side and larger character homes on the bluff. Any percentage you are quoted for this area is an estimate.
How much of the South Surrey & White Rock decline applies to a detached home in Crescent Beach or Ocean Park, South Surrey, BC?
That cannot be answered precisely, because the 7.5% detached decline reported for August 2026 is measured across the whole zone rather than these two communities. It is still the most relevant published line for this area, since both communities are predominantly detached, and it is more useful here than the composite benchmark of $1,010,000, which blends in townhouse and apartment inventory that mostly sits elsewhere in the zone.
What actually sets the price of one home over another in Crescent Beach or Ocean Park, South Surrey, BC?
Which of the two communities it sits in, its position relative to Boundary Bay, its condition and vintage, and its access. Everything in Crescent Beach comes in over Crescent Road or McBride Avenue, both crossing the BNSF Railway at grade, while Ocean Park has conventional road connections and Highway 99 beyond. None of those variables appear in a benchmark, and all of them appear in comparable sales on the block.
Related Reading
About the Author
Caroline Jeklin received the Royal LePage President's Gold Award in 2025, placing her in the top 6–10% of agents in her local marketplace. She is a REALTOR® with Royal LePage Wolstencroft Realty, working from Cloverdale, Surrey, BC across the wider Fraser Valley, licensed in 2021 and part of 57 transactions between 2021 and 2026, ranging from $302,000 to $4,200,000, as of August 2026. She wrote this one because an MLS® area that covers two very different communities produces averages that read like precision and are not, and a buyer deserves to know which number is describing their house. Read more about Caroline Jeklin, or reach her directly at 604-319-5052 or caroline@carolinejeklin.com.
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.
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