White Rock's skyline is changing. After years of debate about density, height, and community character, several significant development projects are moving forward in the city and the adjacent South Surrey area. For prospective buyers, these new projects represent both opportunity — brand-new homes with modern finishes and layouts — and an evolving urban landscape that is worth understanding before you commit to a purchase.
The Johnston Road Corridor
The most visible changes are happening along Johnston Road, White Rock's main commercial street. The city's Official Community Plan has designated portions of this corridor for increased density, allowing mid-rise and, in some cases, high-rise residential buildings. Several projects are in various stages of development:
Multiple proposals for buildings ranging from 6 to 15 storeys have been submitted or approved along the upper portions of Johnston Road. These projects typically feature a mix of one, two, and three-bedroom condos, with ground-floor commercial space intended to activate the street and support the town centre's retail ecosystem.
The appeal of these Johnston Road projects for buyers is clear: walkable access to shops, restaurants, and transit, combined with new-build quality and, in taller buildings, potential ocean views. Prices for pre-sale units in these developments generally start around $550K for a one-bedroom and $750K to $1M+ for larger units with views.
Marine Drive and the Waterfront
Development along the waterfront is more constrained and more sensitive. Marine Drive has limited opportunities for new construction due to the existing built environment, the rail corridor, and community resistance to significant densification near the beach. However, a few smaller projects — typically replacing older commercial buildings or infill sites — are adding modest numbers of new units to the waterfront area.
Any new waterfront-area development commands premium pricing, reflecting the location's proximity to the Promenade, the pier, and the Marine Drive dining strip. Buyers interested in waterfront new-builds should expect prices well above the area average.
South Surrey Townhouse Communities
The most active new-construction segment in the broader area is townhouses in South Surrey. Large-scale townhouse developments in Grandview Heights, Rosemary Heights, and the Morgan Creek area are bringing hundreds of new units to market. These projects offer:
- Three and four-bedroom layouts designed for families
- Modern open-concept floor plans with nine-foot ceilings
- Attached two-car garages (common in newer developments)
- Proximity to new schools, parks, and commercial centres
- Prices typically ranging from $950K to $1.3M depending on size and location
For families who want new construction at a lower price point than a detached home, South Surrey townhouses are the most compelling option in the area. Explore available options on our listings page.
Zoning Changes to Watch
Several zoning-related developments will shape the White Rock real estate landscape over the coming years:
BC's provincial housing legislation: The provincial government has implemented changes that require municipalities to allow more density, including multi-unit housing in areas previously zoned for single-family homes. While White Rock's compact size means the impact will be different than in larger cities, these changes could eventually lead to more infill development — duplexes, triplexes, and small apartment buildings in areas that have traditionally been single-family.
White Rock's town centre plan: The city has been working on an updated plan for the town centre area, which could permit additional height and density along Johnston Road and surrounding streets. This plan has been the subject of considerable public input and debate.
Transit-oriented development: As the region plans for improved transit connections to South Surrey and White Rock, areas near future transit hubs may see increased development pressure. See our transit and commuting guide for the latest on transportation planning.
Buying Pre-Sale vs. Resale
With new construction available, buyers face a choice between pre-sale (buying a unit before or during construction) and resale (buying an existing home). Each has advantages:
- Pre-sale pros: Brand-new finishes, modern building codes, 2-5-10 warranty coverage, ability to choose specific units and sometimes customize finishes, and the potential for price appreciation between purchase and completion.
- Pre-sale cons: Longer wait times (often 2-3 years from purchase to move-in), uncertainty about the final product, risk of developer delays or changes, and deposit funds being tied up during construction.
- Resale pros: Immediate occupancy, ability to physically inspect the unit, established strata history and financial records, and often lower per-square-foot pricing than new construction.
- Resale cons: Older finishes and systems, potentially higher maintenance costs, and less ability to customize. Review our strata fees guide for older buildings.
Impact on Existing Property Values
New construction affects the broader market in complex ways. Additional supply can moderate price growth in the condo segment, particularly when several projects complete around the same time. However, new developments can also improve a neighbourhood's desirability by bringing better amenities, improved streetscapes, and increased foot traffic to support local businesses.
For current homeowners near new developments, the impact depends on the specific project. A well-designed building that adds vibrancy to the area can be a net positive. A project that blocks views, increases traffic, or is out of character with the neighbourhood can have the opposite effect. Stay informed about development plans through the City of White Rock's website and public hearing notices.