North Arm North, New Westminster - September 2026 Real Estate Report

North Arm North, New Westminster: Prices Are Dipping - Here Is What Your Home Is Actually Worth Right Now

The Vibe on the Ground

If you have been watching the "For Sale" signs in North Arm North lately, here is what is actually happening. The market is taking a breather. Values are sliding a bit, sales are quiet, and the numbers from your last tax assessment are not telling the full story. Let us break it down.

Houses: Steady Sales, Softer Values

We saw 1 house sell in 2026 so far, with an average sale price of $980,000 and a price per square foot of around $782. That sounds solid on the surface - but dig a little deeper and the trend is less rosy.

• Average HonestDoor Price: $926,253 - down 1.34% from last period
• Predicted market value: $938,863
• 3-month moving average: $957,676 - and we are trending below it
• Recent value change: -2.18%
• Growth rank: 13 out of 15 neighbourhoods in New Westminster
• Price rank: 9 out of 14 - below average for the city
• Estimated rent: $3,942 per month
• Rental yield: 4.79%
• Airbnb potential: $194 per night (ranked 11th in New Westminster)

That growth rank is the number to pay attention to. Sitting 13th out of 15 on the neighbourhood leaderboard means North Arm North houses are near the bottom of the pack right now. Neighbours in Brow of the Hill ($1,234,727) and Westend ($1,208,500) are pulling significantly higher prices. Even North Arm South is coming in above us at $1,094,694.

Condos: Pricey for New West, But Values Are Sliding

Here is the interesting twist with condos in North Arm North. We rank 2nd out of 13 neighbourhoods in New Westminster for condo prices - so we are near the top of the price leaderboard. But on growth? Dead last. 15th out of 15. That gap between prestige and momentum is worth watching closely.

• Average HonestDoor Price: $656,848 - up 0.29% from last period
• Average assessed value: $685,867 - HonestDoor is 4.23% below that figure
• Predicted market value: $656,359
• 3-month moving average: $667,097 - and we are trending below it
• Recent value change: -1.64%
• Growth rank: 15 out of 15 in New Westminster - bottom of the leaderboard
• Price rank: 2 out of 13 - near the top for price
• Average sale price: $595,000 at roughly $703 per square foot
• 2 condos sold in 2026 so far
• 1,042 properties assessed this year
• Neighbourhood growth: -0.06% year over year
• Estimated rent: $3,136 per month
• Rental yield: 3.53%
• Airbnb potential: $156 per night (ranked 10th in New Westminster)

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

Your city assessment is a snapshot frozen in time - usually based on data that is already 6 to 12 months old by the time it lands in your mailbox. In a market that is actively moving, that number can mislead you in a big way.

Take condos here as a perfect example. The average assessed value is $685,867. But the HonestDoor Price - which pulls from real-time sales data and current market signals - sits at $656,848. That is a $29,000 gap. If you price your condo based on the assessment alone, you could be setting expectations that the market simply will not meet right now.

The HonestDoor Price is your real-world check. It reflects what buyers are actually paying today, not what an algorithm calculated last July. With values trending below their 3-month averages for both houses and condos, checking your HonestDoor Price is not optional - it is the smart move before you do anything.

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

Here is the straight talk. If you are a homeowner in North Arm North thinking about listing this summer, the window is not closed - but you need to go in with clear eyes.

For house sellers, a predicted value of $938,863 and a growth rank of 13th out of 15 means you are not in a position to test the market with an aggressive price. Buyers have options. Nearby neighbourhoods are priced higher, which means shoppers who get priced out of Brow of the Hill or Westend may look your way - but only if your number makes sense.

For condo sellers, the story is similar. Yes, we rank near the top for price in New Westminster - but growth is at the bottom of the leaderboard and values are sliding below their recent averages. Pricing sharp and presenting well will matter more this summer than it did a year ago.

The rental numbers do offer a silver lining. A 4.79% yield on houses and $3,942 in estimated monthly rent means holding is a legitimate strategy if selling does not feel right. Condos at 3.53% yield and $3,136 per month are more modest but still workable for patient investors.

Bottom line - check your HonestDoor Price before you call an agent, before you set a number, and before you assume your assessment tells the real story. Right now in North Arm North, it does not.

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.