North Arm North, Richmond - October 2026 Real Estate Report
North Arm North, New Westminster: What's Actually Happening With Home Prices Right Now
The Vibe on the Ground
If you've been watching the "For Sale" signs in North Arm North, here's the honest read: the market is taking a breather. Sales volume is thin - we're talking one house and one condo sold last month - so every single transaction moves the needle in a big way. Don't let that spook you, but do pay attention.
Houses - The Straight Numbers
The average sale price for a house in North Arm North sits at $980,000, holding steady from last month. At $782 per square foot, we're not in bargain territory. But here's the thing - the HonestDoor predicted market value is $926,253, and that number is actually sliding. It's down from a 3-month average of $941,627, a shift of -1.34%. That gap between what houses are selling for and what the data says they're worth is worth watching closely.
- Average sale price: $980,000
- Price per square foot: $782
- HonestDoor predicted value: $926,253
- 3-month moving average: $941,627
- Recent value change: -1.34%
- Estimated monthly rent: $3,904
- Rental yield: 4.81%
- Neighbourhood growth rank: 11 out of 14 in New Westminster
That growth rank is the number to sit with. On the neighbourhood leaderboard, North Arm North houses come in at 11th out of 14 comparable areas in New Westminster. That puts us in the bottom tier for growth right now. Not last, but not leading the pack either.
Condos - A Different Story
Condos here are actually one of the more interesting plays in New Westminster. The average sale price is $650,000 at $503 per square foot, and the HonestDoor predicted value of $657,982 is very close to what things are actually selling for. That's a healthy sign - no big disconnect between perception and reality.
- Average sale price: $650,000
- Price per square foot: $503
- HonestDoor predicted value: $657,982
- 3-month moving average: $660,538
- Recent value change: +0.25%
- Estimated monthly rent: $3,139
- Rental yield: 3.53%
- Price rank: 2 out of 13 in New Westminster - among the most expensive
- Growth rank: 8 out of 15 in New Westminster
On the neighbourhood leaderboard, condo prices here rank 2nd out of 13 areas in New Westminster. We're sitting near the top for price, which tells you buyers are willing to pay a premium to be here. Growth is middling at 8th out of 15, but holding a top-tier price rank is not nothing.
The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Tax Assessment
Here's the thing about your city assessment: it's a snapshot from last year, sometimes longer. It doesn't know what sold on your street last Tuesday. The HonestDoor Price pulls in real-time sales data and recalculates constantly, so it reflects what a buyer would actually pay today - not what a government office estimated 12 months ago.
Right now in North Arm North, house values are drifting down from their 3-month peak. If your tax assessment was set when values were higher, you might be sitting on a number that no longer reflects reality - in either direction. Knowing your HonestDoor Price gives you a real-world check before you make any move. It costs nothing to look, and it could change how you think about your next step.
The So What - Thinking About Selling This Summer?
If you own a house here and you're thinking about listing this summer, the timing question is real. Values have slipped -1.34% recently and the growth rank puts us near the bottom of the New Westminster leaderboard. That doesn't mean you can't get a strong price - $980,000 average sales prove buyers are still showing up. But the window where you could price aggressively and wait it out may be narrowing.
If you own a condo, the picture is steadier. You're in one of the priciest condo markets in New Westminster, values are essentially flat, and rental demand at $3,139 a month gives you options if you decide to hold instead of sell.
Either way, the smartest first move is checking your HonestDoor Price today. Not your assessment. Not what your neighbour thinks their place is worth. The actual, current number - so you walk into any conversation with a buyer or agent knowing exactly where you stand.
north arm north | richmond | october 2026This 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.