Crescent Beach and Ocean Park
What living in Crescent Beach & Ocean Park is like, the parks, the shops, getting around, the schools, what to check before you offer, and this month’s numbers.
EXPLORE THE NEIGHBOURHOOD ↓Every Crescent Beach & Ocean Park home for sale right now, live from the MLS®, houses and attached homes on separate tabs, with a form for what you want and cannot find.
A beach village at the bottom of the hill, a quiet grid of family streets above it, and the ocean at the end of almost every road.
Crescent Beach keeps its village scale: cafés near the sand, crab boats off Blackie Spit, and cottages that have been in families for generations beside thoughtfully rebuilt beach houses. Up the hill, Ocean Park runs in calm, tree-lined blocks where lots stay generous, the firs stay tall, and children still walk to school. It is the corner of South Surrey people move to on purpose and leave reluctantly.
I grew up on Crescent Beach in the 1970s and have sold here for twenty years, which matters in a pocket where value turns street by street: which blocks hold their sightlines, which lanes flood-tested well, which homes back onto the trails of Crescent Park.
135 sold in twelve months (+26%) · 89 for sale · 7.9 months of supply · 35 median days at 95.8% of ask · $660 per sq ft.
The whole peninsula, White Rock and South Surrey together: detached benchmark $1,649,200 (−7.5% in a year), townhome $820,300 (−11.1%), condo $550,800 (−6.2%); 7.8%, 11.8% and 16.2% of listings sold in August.
What it means: at the year’s selling pace, about 12.7% of the houses for sale in Crescent Beach and Ocean Park clear each month, which on the board’s scale (under 12% buyers’, 12 to 20% balanced, over 20% sellers’) is a balanced market. That is a balanced market: a well-priced home sells in a reasonable time without competing offers. Buyers can negotiate on condition and terms; sellers who prepare and price at the market get their number. Sales closed at a median 95.8% of the asking price, so the typical negotiation here is about 4.2% off list.
Hamish’s read on Crescent Beach and Ocean Park this monthThe neighbourhood that turned first. 135 houses sold in twelve months against 107 the year before, 41 in the last three months against 25. Supply is 7.9 months, the tightest of the big neighbourhoods, and the benchmark fell furthest, 10.3% in a year to $1,579,400. Buyers answered the price cut here first.
Figures labelled Crescent Beach and Ocean Park are for the neighbourhood, read from the board’s MLS® database (the twelve months to August 2026 against the twelve months before). The peninsula figures are the board’s published White Rock and South Surrey numbers for August 2026. A benchmark is the board’s index price for a typical home of that type, not an average; months of supply and the twelve-month totals are our own arithmetic on the board’s counts.
Source: Fraser Valley Real Estate Board MLS®, September 2026 report (August 2026 data), neighbourhood figures read 5 September 2026. The full report, seven pages, is on the market report page. Updated monthly.
12674 19th AvenueFOR SALE
13133 19A AveSOLD
13168 13th AvenueSOLD
12850 13th AvenueSOLD
1909 127 StreetSOLDA selection from our own listings and recent sales in the neighbourhood, not the whole record; the portfolio shows current listings and recent sales, not every sale. Where the home has a page, the card opens it.
Two neighbourhoods share one address. Crescent Beach is the flat village at sea level: a few streets of cottages and rebuilt beach houses between the dyke and the railway line, a swimming club, a marina and Blackie Spit at the end of the road. Summer fills it with day visitors; the rest of the year it belongs to the people who live there.
Ocean Park sits on the bluff above, a grid of quiet streets between 128 Street and 140 Street where the lots run wide, the trees are old and the village at 128 Street and 16 Avenue carries the errands. The 1001 Steps and Kwomais Point put the beach at the bottom of a walk rather than a drive. Ocean Park is where families settle for the schools and the calm; Crescent Beach is where they go for the water.
Who thrives here: buyers who want the ocean as a daily fact rather than a weekend trip, and who value a lot and a street more than a new kitchen. Who should look elsewhere: anyone who needs a new-build with a warranty, or who cannot live with a bridge and a rail crossing between home and the highway.
Read the two as separate markets. Crescent Beach is a handful of streets, so a single sale moves the picture and the best cottages trade quietly, often before a sign goes up. Ocean Park is the deeper market: ranchers and split-levels on big lots from the 1960s and 70s, many rebuilt or renovated, and a steady trickle of new homes on the same lots. Elevation, sightline and lot width decide value here more than square footage does. The board’s package publishes one figure for the whole peninsula; the Crescent Beach and Ocean Park figures above are read from the board’s database each month for our report, and the street-level read is ours, on request.
Everything a family checks, checked already.
Beach, spit and forest, all on foot
Blackie Spit is the birding and off-leash end of Crescent Beach, with the dyke walk running back toward the village. Crescent Park, between the two neighbourhoods, is one of the peninsula’s largest forested parks: trails, a pond, playing fields and a cricket pitch under the firs. Kwomais Point Park holds Ocean Park’s clifftop viewpoint, and the 1001 Steps at the foot of 15A Avenue drop to a quiet stretch of shore.
Two villages, ten minutes apart
Ocean Park village at 128 Street and 16 Avenue carries the daily list: grocery, bakery, cafés, the pharmacy and the Ocean Park branch of Surrey Libraries. Crescent Beach village on Beecher Street is cafés, a pub, the swimming club and the marina, busiest on summer weekends. For anything bigger, Semiahmoo Shopping Centre at 152 Street and 16 Avenue is a ten-minute drive.
A bridge, a rail line and the 351
Crescent Road is the way in and out of Crescent Beach, over the Nicomekl and across the BNSF line at grade; Ocean Park connects through 128 Street and 24 Avenue. Highway 99 is reached at King George Boulevard or 8 Avenue, about fifteen minutes from either village. The 351 bus runs from Crescent Beach through White Rock Centre to Bridgeport SkyTrain in Richmond.
Ocean Park’s schools are the reason many families choose it
Surrey Schools (District 36) serves the area. Elementary schools in and around Ocean Park and Crescent Beach include Crescent Park, Ocean Cliff, Ray Shepherd and Laronde; the catchment secondary for most addresses is Elgin Park Secondary on 24 Avenue. The district sets every catchment by address, and boundaries run down the middle of ordinary streets, so the district’s own school locator is the ruling on any specific property. We confirm it for any address on request and do not publish ratings or rankings.
What we check before you offer
On the beach: the flood-construction level and any geotechnical or dyke conditions on title, the foundation of anything older than 1980, and the insurance position, because it varies by street. On the bluff in Ocean Park: slope and covenant checks on properties near the edge, protected trees on the lot, and the realistic rebuild envelope under the current zoning. On both: the rail crossing and the bridge, which decide the daily drive more than the map suggests.
A question about Crescent Beach & Ocean Park? Ask it here.
A street, a school catchment, a complex, what a particular home would sell for. Twenty years on the peninsula; a plain answer, usually the same day. The neighbourhood is already on the note.
Looking to buy here? Put yourself on the buyer list instead: pick the type, the budget and the must-haves, and Hamish calls you first when the right home comes up.
The neighbours worth reading next.
Elgin and ChantrellEstate country: winding lanes, half-acre and larger grounds, and homes set back far enough that you hear the creek instead of the road.
Sunnyside ParkThe practical heart of South Surrey: parks and trails out the door, every amenity minutes away, and streets built for family life.
White RockA hillside city facing the sea: view homes stacked above the promenade, the pier below, and sunsets that explain every price.The questions people ask us most about Crescent Beach & Ocean Park.
Is Crescent Beach in a flood zone?
The village sits at sea level behind a dyke, and the City of Surrey applies flood-construction levels to building there. Whether that matters to a particular home depends on the age of the house, its elevation and what is on title; we pull that before you offer, not after.
Ocean Park or Crescent Beach for a family?
Most families with school-age children choose Ocean Park for the lot sizes, the schools and the quiet grid, and walk down to the beach. Crescent Beach is smaller, busier in summer and priced on the water; it suits buyers whose priority is the shore itself.
What does a home here cost?
The board’s package publishes one benchmark for White Rock and South Surrey together; our monthly report reads the board’s database by neighbourhood, and the current Crescent Beach and Ocean Park figures, benchmark, sales, supply and days to sell, are on this page and update every month. For a street-level read on either neighbourhood, ask, and we will pull the recent sales.
How do I see what is for sale right now?
Every current Crescent Beach and Ocean Park listing is on the listings page, live from the MLS®, houses and attached homes on separate tabs.