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Headwaters II in Grandview Surrey — Your Complete Building Guide
If you're searching for a well-positioned lowrise condo in South Surrey, Headwaters II at 15436 31 Avenue deserves a close look. Built in 2019 as the second phase of the popular Headwaters development, this 88-unit building sits within one of Grandview Surrey's most sought-after pockets — surrounded by protected greenbelts and just a 15-minute walk from the Shops at Morgan Crossing.
About Headwaters II
Headwaters II followed its predecessor, Headwaters Phase I at 15428 31 Avenue, by several years, bringing fresh construction and updated finishes to the same thoughtfully planned site. With 88 homes across a lowrise format, the building strikes a balance between community feel and privacy — something that's increasingly rare in South Surrey's fast-growing condo market.
- Address: 15436 31 Avenue, Surrey, BC
- Year Built: 2019
- Total Units: 88
- Building Type: Lowrise
- Neighbourhood: Grandview Surrey
Location & Lifestyle
One of Headwaters II's most compelling selling points is its setting. The building is bordered by protected greenbelt land, meaning residents enjoy natural views and greenspace that simply cannot be developed away. This is a genuine long-term lifestyle advantage — not a marketing promise.
Day-to-day convenience is equally strong. The Shops at Morgan Crossing — home to Whole Foods, HomeSense, Cactus Club, and dozens of other retailers and restaurants — is an easy 15-minute walk. Grandview Corners is also nearby, adding even more shopping and dining options without needing to get in a car.
Families will appreciate the proximity to South Surrey's top schools, parks, and recreation facilities. Commuters benefit from quick access to Highway 99, connecting to Vancouver, Richmond, and the U.S. border.
How Headwaters II Compares to the Broader Market
White Rock currently leads the South Surrey market with an average price of $1,641,000 across 334 active listings — a reflection of its premium waterfront and semi-waterfront properties. Grandview Surrey condos like those at Headwaters II typically offer a more accessible entry point into the South Surrey market while still delivering a high quality of life.
For buyers who want newer construction, green surroundings, and walkable amenities without the premium price tag of White Rock or the density of Morgan Creek, Headwaters II represents a compelling middle ground.
Who Buys at Headwaters II?
The building attracts a diverse mix of residents:
- Downsizers from larger South Surrey homes who want lower maintenance without sacrificing space or quality
- Young professionals and couples drawn to the 2019 construction quality and walkable lifestyle
- Investors who recognize the rental demand near top schools, parks, and Morgan Crossing shopping
- Families looking for a quieter, greenbelt-adjacent neighbourhood within a strong school catchment
Explore Current Listings at Headwaters II
Ready to see what's available? Visit the Headwaters II building page for current listings, suite details, and recent sales data. You can also browse all condo listings in South Surrey or use our interactive map to explore the neighbourhood in detail.
If you're considering other lowrise options in the area, our full building directory covers dozens of South Surrey and White Rock developments. The Grandview Surrey area page also provides helpful neighbourhood context, pricing trends, and nearby amenities.
Thinking About Buying or Selling at Headwaters II?
Whether you're a first-time buyer, an investor, or a downsizer ready to make a move, our team knows this building and this neighbourhood well. Get in touch to discuss your goals, get a current market valuation, or arrange a showing.
For additional South Surrey and Fraser Valley resources, our trusted partners at South Surrey White Rock Realtors and Surrey Real Estate Listings offer complementary coverage of the broader market. If you're also considering the Township of Langley, check out Langley Homes For Sale or the charming village community at Fort Langley Homes for Sale.