Home Surrey, BC Grandview Surrey Headwaters 313 15428 31 Avenue

313 15428 31 Ave, Surrey BC V3Z 3W4 – Condo for Sale – MLS® R3182466

313 15428 31 Avenue, Surrey, British Columbia V3Z 3W4

Surrey Condos for Sale

2 days on the market

$609,900

Est. monthly cost $3,120/mo

Updated with MLS® - Nov 11, 2026 at 06:45am

Headwaters

2 Beds

2 Baths

940 sqft

649 $ /sqft

439.5 $ Maint. fee

2012 built

NEW OPEN HOUSE

Photos

Welcome to this spacious 2-bed, 2-bath unit offers a functional, well-designed layout: Dual Primary Layout. Exceptional floor plan featuring 2 primary-style bedrooms, each with direct ensuite access. Primary bedroom boasts a walk-in closet and private full ensuite. Spacious 2nd bedroom features a large closet. Unit also includes flex space ideal for a home office/study room/laundry room. Gourmet Kitchen equipped with premium granite countertops, a large chef's island, ample cabinet storage. Bright open-concept living and dining area leading directly to a private balcony. Steps from Grandview Corners and Morgan Crossing shopping, dining, and top schools (Sunnyside Elementary, Southridge School). 1 parking, 1 extra-large locker, carpet (2020).

Open houses

14 Nov, 2026 (02:00 PM to 04:00 PM)

15 Nov, 2026 (02:00 PM to 04:00 PM)

Building 25 fields Inside & out 12 fields Lot & land 7 fields

Building Details

Price	$609,900
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	940
Year Built	2012
Age Of Building	14
Building Type	Apartment/Condo
Unit Style	Inside unit
Property Type	Residential
Stories	1
Building Amenities	Clubhouse, Exercise Centre, Recreation Facilities, Trash, Maintenance Grounds, Gas, Hot Water, Management, Sewer, Snow Removal, Water
Building Name	Headwaters
Ownership Type	Freehold Strata
Maintenance Fee	$439.5
Community Features	Shopping Nearby
Amenities Nearby	Clubhouse, Exercise Centre, Recreation Facilities, Trash, Maintenance Grounds, Gas, Hot Water, Management, Sewer, Snow Removal, Water
Utility Type	Community, Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Underground, Guest, Garage Door Opener
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Interior Features	Elevator, Storage
Heating Type	Baseboard, Electric
Laundry	In Unit
# of Kitchens	1
Flooring	Laminate, Mixed, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Playground, Balcony
Roof	Torch-On
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3182466
Area	South Surrey White Rock
Neighbourhood	Grandview Surrey
City	Surrey
Postal Code	V3Z 3W4
Gross Taxes	$2,661.93
Zoning	CD

Property Timeline

Status	Date	Price
R3182466 / Active	11-09-2026	$609,900

Rooms

Floor	Type	Dimensions
Main Level	Living Room	11'4 x 11'4 ft
Main Level	Dining Room	11'9 x 11'9 ft
Main Level	Kitchen	9'10 x 9'10 ft
Main Level	Primary Bedroom	9'3 x 9'3 ft
Main Level	Bedroom	10'0 x 10'0 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#4
Main Level	Yes	#3

Listed by: Royal Pacific Tri-Cities Realty

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

About the building: Headwaters

15428 31 Avenue, Grandview Surrey, Surrey

Headwaters building details

Building

Built: 2012
Homes: 62 in 4 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: BCS4457
Managed by: Leonis
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: Snow removalRecreation FacilityManagementHot WaterGasGardeningGarbage Pickup

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Headwaters

For sale: 3
Median ask: $620K
Median $/sqft: $649
Days on market: 23
Sold, past year: 18

This home

$649/sqft, in line with the building median of $649.

Homes for sale at Headwaters, Surrey Recent sold listings in Headwaters, Surrey

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map, sell speed & climate

SkyTrain 9.89 km · crime average · sell-speed score 51/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (24 nearby)

First choice hair · 458 m · Hairdresser
Rbc royal bank · 462 m · Bank
Southpoint drycleaners · 483 m · Laundry

Restaurants (22 nearby)

Showshaa - the modern taproom · 432 m · Restaurant
Nando's · 445 m · Restaurant
Subway · 452 m · Fast Food

Groceries (8 nearby)

Southpoint liquor store · 413 m · Beverages
Notti biscotti · 428 m · Bakery
Cobs bread · 460 m · Bakery

Cafes (6 nearby)

Starbucks · 519 m · Cafe
Tim hortons · 541 m · Cafe
Chatime · 719 m · Cafe

Transit (1 nearby)

Bus stop westbound 32 ave diversion @ 32 ave · 957 m · Transit

Private Schools

Elementary, Secondary
Southridge School: Above Average 1.45 km 9.6/10
Elementary, Secondary
Southridge School: Above Average 1.45 km 9.6/10

Closest Transit

Bus Stop
Eastbound 32 Ave @ Croydon Dr: 0.32 km
Skytrain
Skytrain @ Hillcrest/ 184 st Station ( Under Construction till 2029): 9.89 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Above Average 36%
No Certificate/Degree: Below Average 8%
Owner Occupied: Above Average 76.8%
Employment Rate: Average 63.3%

Noise/ Power Lines

Road/Hwy Noise: Possible
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

51 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $584,494

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 9.89 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How GRANDVIEW SURREY compares

This property

2 DOM

Listed

313 15428 31 Avenue has a sell-speed score of 51/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 4.3% above comparable active properties in Grandview Surrey. The local market is currently a Balanced Market with a sales-to-active ratio of 16.2% — conditions are balanced. With 321 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V3Z 3W4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3Z 3W4, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 4.6 µg/m³ — meets WHO 2021 guideline. Nearest station: Surrey East, Surrey (~11.1 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Surrey currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~8 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30 °C baseline, ~32.5 °C projected. Tropical nights (>18 °C): ~0 baseline, ~3 projected.

Precipitation Increasing

Annual precipitation ~1516 mm (1981–2010 baseline), projected ~1574 mm by the 2050s. Extreme 1-day rainfall: ~51.5 mm baseline, ~57.1 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Schools NearBy

12 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Morgan Elementary School	Public	Grades Served K-7	Catchment Info —	7.2 / 10	Distance 725 m
Rosemary Heights Elementary School	Public	Grades Served K-7	Catchment Info —	6.8 / 10	Distance 989 m
Sunnyside Elementary School	Public	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 1.10 KM
Southridge School	Independent	Grades Served K-12	Catchment Info —	10.0 / 10	Distance 1.45 KM
South Surrey White Rock Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.8 / 10	Distance 1.48 KM
Star of the Sea School	Independent	Grades Served K-7	Catchment Info —	8.7 / 10	Distance 1.61 KM
Star of the Sea	Independent	Grades Served —	Catchment Info —	4.6 / 10	Distance 1.67 KM
White Rock Christian Academy	Independent	Grades Served K-12	Catchment Info —	8.9 / 10	Distance 1.69 KM
Semiahmoo Trail Elementary School	Public	Grades Served K-7	Catchment Info —	7.3 / 10	Distance 1.73 KM
Jessie Lee Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.01 KM
Newbridge Academy	Independent	Grades Served —	Catchment Info —	8.1 / 10	Distance 2.38 KM
Semiahmoo Secondary School	Public	Grades Served 8-12	Catchment Info —	8.0 / 10	Distance 2.92 KM

Walkability & Transit Near 313 15428 31 Avenue

Somewhat Walkable 61

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 49

Transit Score - Some Transit

A few nearby public transportation options

Bikeable 62

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 313 15428 31 Avenue

2026 assessed value, sourced from City of Surrey open data (PID 028-853-229).

Total Assessed Value (2026)

$616,000

2026 Value Trend

Land

$386,000

Buildings

$230,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$386,000	$230,000	$616,000	—

Costs & calculators

Monthly cost about $3,120/month · rent estimate $2,324/month · owning catches up with renting by year 10 · cash flow if rented −$962/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 313 15428 31 Avenue

$3,120 /month

Principal & Interest $2,458

Property Taxes $222

Maintenance fee $440

The estimated monthly cost of 313 15428 31 Avenue, Surrey is $3,120: $2,458 principal and interest with 20% down over 30 years at 4.45%, plus $222 property tax and $440 strata fee.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

−$962 /month

Mortgage Payment $2,458

Monthly Cash Flow −$962

Break Even Down Payment 52%

Cap Rate -1.9%

Cash on Cash -9.5%

If 313 15428 31 Avenue, Surrey were rented at $2,324 a month with 5% vacancy, it would fall $962 a month short of the mortgage and carrying costs; about 52% down would break even.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 313 15428 31 Avenue, Surrey

$2,324 / month

Rent $2,324

Own $3,120

Principal: $790/mo Interest, tax, insurance, fees: $2,330/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$662/mo (year 1) → ~$1,539/mo (year 20) → ~$2,295/mo (year 29).

Net cost to own at year 5 ~$2,330/mo About $6/mo more than renting

EstateBlock estimates 313 15428 31 Avenue, Surrey would rent for about $2,324 a month.

Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.

Rent vs own: 313 15428 31 Avenue

Rent vs own

Owning catches up by year 10

With 20% down ($121,980) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $43,480

Principal paid off by year 10 $97,773

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Renting 313 15428 31 Avenue, Surrey is cheaper at first, but owning catches up by year 10, with $43,480 of principal paid off by year 5 and $97,773 by year 10.