Ardingley-Sproff, Burnaby - July 2026 Real Estate Report

Ardingley-Sproff, Burnaby: What Your Neighbours Aren't Telling You About Home Values Right Now

The Vibe on the Ground

If you've been watching the "For Sale" signs in Ardingley-Sproff, here's what's actually happening. We're sitting in a neighbourhood that tells two very different stories depending on whether you own a house or a condo. And the gap between what the city thinks your place is worth and what a buyer would actually pay? That's where things get interesting for us.

Houses: Holding Steady With a Small Upside

The average HonestDoor Price for a house in Ardingley-Sproff is $998,193 - up 2.07% from the previous period. The 3-month moving average sits at $977,574, and the predicted market value is tracking just above that at $977,996. So the trend line is pointing in the right direction, even if the steps are small.

• Average HonestDoor Price: $998,193
• Recent price change: +2.07%
• Predicted market value: $977,996
• 3-month moving average: $977,574 (values are climbing above it)
• Estimated monthly rent: $4,047
• Rental yield: 4.91% - solid for Burnaby
• Airbnb estimate: $201 per night
• Growth rank: 34 out of 36 neighbourhoods in Burnaby

That growth rank is the honest part we need to talk about. On the neighbourhood leaderboard, houses in Ardingley-Sproff sit near the bottom - 34th out of 36 Burnaby neighbourhoods tracked. The market isn't crashing, but it's taking a breather while some of our neighbours are pulling ahead. Government Road houses are averaging $2,511,545. Parkcrest-Aubrey is at $2,020,093. We're at $998,193. That price gap is real, and it matters if you're thinking about your next move.

The rental picture is a genuine bright spot though. A 4.91% yield on a house is not something to shrug at. If you're holding and not selling, the income story here is better than a lot of what Burnaby offers.

Condos: A Surprising Performer

Here's where Ardingley-Sproff gets more interesting. Our condos are quietly climbing the leaderboard. The average HonestDoor Price for a condo is $747,818, and while that's down 3.19% from the previous period, the predicted market value of $772,435 is now sitting above the 3-month moving average of $767,835. That's a signal the dip may be levelling out.

• Average assessed value: $795,331
• Average HonestDoor Price: $747,818 (5.97% below the Burnaby average assessed value)
• Recent price change: -3.19%
• Predicted market value: $772,435
• 3-month moving average: $767,835 (values are climbing above it)
• Average sale price: $500,000
• Price per square foot: $858
• Estimated monthly rent: $3,449
• Rental yield: 3.30%
• Airbnb estimate: $171 per night
• Neighbourhood growth: -0.02% year over year
• Growth rank: 13 out of 37 Burnaby neighbourhoods - above average
• Price rank: 22 out of 26 - among the most affordable in Burnaby
• Properties assessed this year: 608
• Transactions in 2026: 1

On the condo leaderboard, we're sitting 13th out of 37 - that's above average for growth in Burnaby. Parkcrest-Aubrey condos are growing at the same pace. Government Road condos are cheaper. Douglas-Gilpin is in a completely different price bracket at $2,897,375. For buyers who want into Burnaby without stretching to the limit, Ardingley-Sproff condos are one of the more affordable entry points in the city right now.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment

Here's the thing about your BC Assessment notice. It's a snapshot from July 1st of the previous year. The market has moved since then - sometimes a lot. For condo owners in Ardingley-Sproff, the HonestDoor Price is already showing a gap: the average assessed value is $795,331, but the HonestDoor Price is $747,818. That's nearly a $48,000 difference.

The HonestDoor Price updates in real time using actual market signals - not a government formula that runs once a year. If you're a condo owner here and you're pricing a sale based on your assessment, you could be starting from the wrong number entirely. Check your HonestDoor Price first. It's the real-world check that tells you where the market actually is today, not where it was 12 months ago.

For house owners, the HonestDoor Price at $998,193 gives you a live read on where buyers are likely to anchor their offers. That's the number that matters when you're sitting across the table from someone making an offer.

The "So What?" - Thinking About Selling This Summer?

If you own a house in Ardingley-Sproff and you're thinking about listing this summer, the 2.07% uptick is encouraging - but the growth rank of 34 out of 36 is a reality check. Buyers have options in Burnaby. Pricing sharp and presenting well is not optional right now, it's the whole game. The rental yield of 4.91% means holding has real value too, so there's no pressure to rush if the price isn't right.

If you own a condo, the story is a bit more nuanced. The HonestDoor Price has dipped recently, but the predicted value is climbing back above the moving average. Summer could be a reasonable window - especially since Ardingley-Sproff condos are among the most affordable in Burnaby, which is exactly what a first-time buyer or investor is searching for right now. One transaction recorded in 2026 so far tells us this is a thin market, which cuts both ways - less competition from other sellers, but also fewer buyers actively shopping here.

Bottom line: pull your HonestDoor Price before you do anything else. It's free, it's current, and it will tell you more about your summer selling position than any assessment notice sitting in your filing cabinet.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.