Queens – Bay Side Building 1.

Overview

Queens – Bay Side Building 1 is a 195-home wood-frame development in Surrey, in the South Newton area. Homes run 393 to 1,144 sq. ft. Blended pricing is around $850 per sq. ft. Estimated completion is 2028.

Plans start at 393 sq. ft., so the release spans studios through to 1,144 sq. ft. family plans, worth knowing that the per-foot average below blends two quite different products.

Location

South Newton is family-oriented, low-rise Surrey. Newton Town Centre and the Newton Exchange bus loop handle daily needs, Newton Athletic Park and the Wave Pool cover recreation, and King George Boulevard is the spine. There is no rapid transit and none currently planned this far south, which is the trade you are making for square footage.

This listing does not yet carry a full civic address. If you want the exact siting, which matters a great deal for orientation, noise and outlook, ask me and I will get it from the developer.

The homes

• 195 homes, wood-frame construction
• 393 – 1,144 sq. ft.
• Blended pricing around $850 per sq. ft.
• At that blended rate, roughly $334,000 for the smallest plan and $972,000 for the largest
• 15% deposit
• Estimated completion 2028
• Status: Now Selling

How the pricing compares

Measured against 40 other Surrey wood-frame projects in my database, the median blended price is $786 per sq. ft. Queens – Bay Side Building 1 at $850 sits about 8% above that, toward the upper end of the Surrey wood-frame range. I would rather say that plainly than dress it up. A premium can be entirely rational, scarcity of the format, walkable transit, a better site, but you should be able to state what you are paying it for.

Direct comparables

Priced under it: King + Crescent (Fir, Willow and Maple) at $816, Harlowe at $836, Hartley – Fern (Building 4) at $848 per sq. ft. Priced over it: Terra Garden at $852, Silva 2 at $859, Spera at $859 per sq. ft. I would look at those before signing anything here.

What I would check before you sign

1. The length of the commitment. A completion this far out means you are agreeing today to a mortgage you will not qualify for until roughly the end of the decade, under lending rules that do not exist yet. You qualify at completion, not at signing.
2. How the 15% is staged, not just that it totals 15%.
3. Assignment rights and fees, which matter more the longer the build runs.
4. GST and the first-time buyer rebate. In this price band the rebate changes the arithmetic materially. Worth running the numbers before you commit.
5. What is actually left, and why. Remaining inventory is rarely the pick of the release.
6. The projected strata budget, which is usually optimistic at launch.

I represent buyers on presales like Queens – Bay Side Building 1 across Metro Vancouver. That includes telling you when a project is not the right one. Get in touch for floor plans and availability.

Find it on the map.

Queens – Bay Side Building 1, Surrey, BC, Canada