North Arm South, New Westminster - August 2026 Real Estate Report

North Arm South, New Westminster: What Your Home Is Actually Worth Right Now

If you've been glancing at your latest tax assessment and wondering whether it tells the real story, here's the honest answer: it probably doesn't. North Arm South is in a holding pattern right now, but the details matter a lot depending on whether you own a house or a condo.

The Vibe: Houses vs. Condos

Let's break down what's actually happening for us here in North Arm South.

Houses are holding their ground better than most. The average sale price sits at $1,339,000 with a price per square foot of around $778. The predicted market value is $1,130,024, which is nudging upward against the 3-month moving average of $1,129,264 - a small but positive signal. On the neighbourhood leaderboard, houses in North Arm South rank 4 out of 15 for growth in New Westminster. That puts us in above-average territory, which is worth noting when the broader market is taking a breather. Only 1 house sold in 2026 so far, so we're working with a thin slice of transaction data - keep that in mind.

• Average sale price: $1,339,000
• Price per square foot: $778
• Predicted market value: $1,130,024
• Estimated rent: $4,542 per month
• Rental yield: 4.53%
• Growth rank: 4 out of 15 in New Westminster (above average)
• Price rank: 5 out of 14 in New Westminster (above average)

Condos are a different story. Values have dipped 2.51% recently, and the predicted market value of $671,643 is sliding below the 3-month moving average of $678,017. On the leaderboard, condos rank 9 out of 15 for growth - that's below average. The one bright spot: for price, condos here rank 2 out of 13 in New Westminster, meaning we're sitting among the most expensive condo markets in the city. That's a double-edged sword if values keep softening.

• Average sale price: $704,900
• Price per square foot: $647
• Predicted market value: $671,643
• Estimated rent: $3,170 per month
• Rental yield: 3.50%
• Growth rank: 9 out of 15 in New Westminster (below average)
• Price rank: 2 out of 13 in New Westminster (among the most expensive)

For context, nearby Connaught Heights houses are averaging a HonestDoor Price of $1,444,724, and Queensborough condos are sitting at $781,468. North Arm South is competitive, but not the top of the pile in either category.

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

Here's the thing about your city assessment: it's a snapshot from months ago, built on formulas that don't react to what's happening on the street today. The average assessed value for houses in North Arm South is $1,102,044. The HonestDoor Price is $1,116,301 - that's 1.29% higher than the assessment. For condos, the gap runs the other way. The average assessed value is $722,914, but the HonestDoor Price is $673,793 - that's 6.79% lower than what the city has on the books.

That gap is real money. If you're a condo owner and you're making decisions based on your assessment, you could be overestimating what a buyer will actually pay today. The HonestDoor Price is the real-world check - updated regularly, not once a year.

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

If you own a house in North Arm South and you're thinking about listing this summer, the timing isn't terrible. Values are essentially flat, but the growth rank of 4 out of 15 means we're outpacing more than half of New Westminster's neighbourhoods. With a rental estimate of $4,542 a month and an Airbnb potential of $226 per night, buyers who are on the fence about purchasing can see a clear income angle - use that in your pitch.

If you own a condo, be straight with yourself. A 2.51% recent value drop and a below-average growth rank of 9 out of 15 means the market isn't doing you any favours right now. That said, North Arm South condos are still among the priciest in New Westminster - rank 2 out of 13 - so you're not in a distressed position. If you need to sell, price it sharp and price it based on the HonestDoor Price, not the assessed value. Listing at $722,914 when buyers are seeing $673,793 as the real-world number is a fast way to sit on the market.

Bottom line: check your HonestDoor Price before you do anything else. It's the number that reflects what's happening right now, not what happened last year.

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.