Queens Condos in Surrey starts at $400,000. Scale in Langley starts at $399,900. Two cities, two presale markets that get lumped together constantly, and their entry-level pricing is now separated by a single dollar. What actually differs is everything underneath that number.
The real price spread
Surrey's presale range runs wide: Queens Condos opens at $400,000, SkyLiving is in registration from $750,000, and Chelsea Presale Condo sits at $835,900. Langley's spread is narrower and generally lower: Scale at $399,900, with Gradience Langley Homes and Unity both currently selling without published pricing. If you're anchoring purely on the lowest entry point, Surrey and Langley are essentially tied. The gap opens once you move up-market: Surrey's mid-and-upper tier prices sit meaningfully higher than anything currently listed in Langley.
Transit and walkability, by the numbers
This is where the two cities actually separate. SkyLiving posts an 85 Transit Score, the strongest number on this list from either city, seven minutes from King George Station. Queens Condos backs that up with an 87 Walk Score. Chelsea, further from the SkyTrain corridor, still holds a respectable 81 Walk Score but drops to 54 on transit.
Langley's numbers tell a different story. Scale posts a genuinely walkable 95 Walk Score, but only a 64 Transit Score, since Langley has no SkyTrain access yet. Gradience Langley Homes sits at 45 Walk Score and 39 Transit Score, a fully car-dependent location. Unity, at 94 Walk Score and 65 Transit Score, is the exception that proves the rule: it's walkable within its immediate area, but still relies on bus connections rather than rapid transit to reach anywhere else. The Surrey-Langley SkyTrain extension will eventually change this calculus for Langley's downtown core, but it changes nothing for a buyer closing in the next two to three years.
What that actually means day to day
Surrey's presale stock clusters around genuine transit infrastructure. SkyLiving's 85 Transit Score and Queens Condos' 87 Walk Score are the kind of numbers that make a car optional for daily errands. Langley's strongest projects are walkable within their own footprint (Scale's 95, Unity's 94) but still require a car to reach anything outside a few blocks. Neither is wrong. They're different bets: Surrey on density that's already built, Langley on space today and transit that's still years out.
Who should buy where
Buy in Surrey if transit access and near-term walkability matter more than square footage, and you're comfortable paying more for it. SkyLiving and Queens Condos both back that case with real numbers. Buy in Langley if you want the lowest entry price with room to grow into it, you're fine owning a car for the next several years, and you're willing to bet on the SkyTrain extension eventually reshaping the area around Scale and Unity.
Both markets carry the usual presale risk: construction timelines shift, and neither city's pricing is guaranteed to hold. Compare current inventory across both cities before deciding which trade-off you're actually willing to make.