White Rock
What living in White Rock 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 White Rock 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 hillside city facing the sea: view homes stacked above the promenade, the pier below, and sunsets that explain every price.
White Rock is the peninsula’s centrepiece, a south-facing hillside where homes are arranged by their view of Semiahmoo Bay. Marine Drive condos put the beach at your door; mid-hill streets trade in balconies and sightlines; the upper roads carry estates that watch the whole bay. East Beach and West Beach keep their own characters, and locals have opinions about both.
View property is its own discipline: what is protected, what could be built out, what a given line of sight is truly worth at resale. Twenty years on this hillside taught us street by street.
93 sold in twelve months (−13%) · 144 for sale · 18.6 months of supply · 33 median days at 95.2% of ask · $629 per sq ft.
256 sold in twelve months (−9%) · 165 for sale · 7.7 months of supply · 32 median days.
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 13.0% of the condos for sale in White Rock 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.
Hamish’s read on White Rock this monthSlow lane for houses, fast lane for condos. Inside the city limits 144 houses are for sale and 93 sold in twelve months: 18.6 months of supply, the slowest on the peninsula. The same postal codes sold 256 condos, 46% of the peninsula’s condo sales, at 7.7 months and 32 median days.
Figures labelled White Rock 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.
1087 Finlay StreetFOR SALE
PH1 1439 George StreetFOR SALE
303 15165 Marine DrFOR SALE
14937 Blackwood LaneFOR SALE
14420 Marine DriveSOLD
1121 Cypress 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.
White Rock is its own city, five square kilometres of south-facing hillside between North Bluff Road and the water, with the pier, the promenade and the white rock itself at the bottom. The hill is the point: almost every street runs across it, and the value of a home rises with the width of the bay it can see.
It lives in layers. Marine Drive is the beach: restaurants, the promenade and the condos above them. The mid-hill is houses and low-rise buildings trading on balconies and sightlines, East Beach quieter and West Beach busier. Uptown on Johnston Road and at Five Corners is the city’s working centre, with the hospital, the library, the shops and the newer towers. The upper roads toward North Bluff carry the estates that watch the whole bay.
Who thrives here: buyers who want the ocean in view every day, walkers, downsizers who want a real town centre and the hospital close, and view-home buyers who understand what protection means. Who should look elsewhere: anyone who needs a flat lot, a big garden or a new-build subdivision.
White Rock trades in condos and view homes, so the condo benchmark above describes most of the city’s sales and the detached benchmark describes the hillside houses, which range from modest mid-hill homes to estates well above the figure. A protected view is the asset: the same house with and without a guaranteed sightline can differ by a great deal, and what is protected is a matter of zoning, height limits and the lot below, not of what you see from the deck today. The hillside carries the deepest inventory of this cycle, which makes it the negotiating window for buyers who have waited years for a view.
Everything a family checks, checked already.
The promenade, the pier and the parks up the hill
The promenade runs the length of the waterfront, two kilometres from West Beach to East Beach, with the pier, the longest in Canada, at the middle and the museum in the old station beside it. Up the hill, Centennial Park carries the arena and the fields, Ruth Johnson Park the trails to the beach, and Bayview Park the playground and the view.
Marine Drive below, uptown above
Marine Drive is the restaurants, the cafés and the beach. Uptown on Johnston Road and around Five Corners carries the city’s daily life: the grocery, the library, the shops, the medical offices and Peace Arch Hospital. Semiahmoo Shopping Centre sits just over the city line at 152 Street and 16 Avenue.
White Rock Centre and the 351
White Rock Centre, the bus exchange beside Semiahmoo Shopping Centre, is the peninsula’s transit hub: the 351 runs express to Bridgeport SkyTrain in Richmond and the 321 up King George to Surrey Central, with local routes on Marine Drive and the hill. Highway 99 is reached at 8 Avenue or King George, about ten minutes from most of the city.
Surrey Schools serves the city
White Rock is served by Surrey Schools (District 36). White Rock Elementary and Peace Arch Elementary are the city’s elementary schools, with H.T. Thrift and Bayridge on the Surrey side; secondary catchments run to Semiahmoo Secondary or Earl Marriott by address. Catchments are set by the district by address and its school locator is the ruling on any property; we confirm it on request. No ratings.
What we check on the hillside
On any view home: the zoning and height limits on the lots below, the City’s view-protection provisions where they apply, and what the neighbour could build, because that decides the value. On the condos: the depreciation report, the envelope history on the older Marine Drive buildings, the contingency fund and the rental and age rules. On the houses: slope, drainage and retaining walls, which the hill makes real, and the age of the services.
A question about White Rock? 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.
King George CorridorThe corridor everything runs through, and some of the most useful value on the peninsula either side of it.
Sunnyside ParkThe practical heart of South Surrey: parks and trails out the door, every amenity minutes away, and streets built for family life.
Crescent Beach and Ocean ParkA 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.The questions people ask us most about White Rock.
East Beach or West Beach?
West Beach is busier, with the pier, the restaurants and the summer crowds; East Beach is quieter and more residential. The mid-hill streets above each share the character of the beach below them, and buyers usually know within an hour which they prefer.
Is an ocean view protected?
Only when the zoning, the height limits and the lots below make it so. What you see from the deck today is not a guarantee, and pricing a view home starts with what could be built in front of it; we check that before you offer.
What do homes here cost this month?
The White Rock house and condo benchmarks, sales, supply and days to sell are on this page, read from the board’s database each month. A view home’s price turns on its sightline, so ask for a street-level read.
Where are the current listings?
On the White Rock listings page, live from the MLS®, houses and attached homes on separate tabs, with the ocean-view and penthouse collections beside them.