North Arm South, New Westminster - July 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 property assessment and wondering whether it tells the real story - it doesn't. Here's what's actually happening on the ground in North Arm South right now.

The Vibe: Where We Stand in Mid-2025

North Arm South is a neighbourhood of two stories right now, and they're pretty different depending on whether you own a house or a condo. Let's break it down.

Houses: Steady, But Watch the Trend

Our houses are holding their ground. The average sale price sits at $1,029,600, and that number has barely budged. At $679 per square foot, we're not the cheapest option in New Westminster, but we're not the priciest either - price rank is 8 out of 14 comparable neighbourhoods, which puts us in the below-average range for price. That's actually useful context if you're buying.

• Average HonestDoor Price: $1,130,024
• Average Assessed Value: $1,102,044
• HonestDoor Price is 2.54% above the assessed value
• HonestDoor Price has dipped 0.46% from the previous period
• Predicted market value: $1,135,264
• 3-month moving average: $1,137,578 (values are easing slightly)
• Average sale price: $1,029,600 at $679 per square foot
• Properties sold last month: 3
• Estimated monthly rent: $4,542
• Rental yield: 4.54%
• Growth rank: 9 out of 15 in New Westminster

On the neighbourhood leaderboard, our houses rank 9th out of 15 for growth. Middle of the pack. The market is taking a breather - neighbourhood growth is down 0.02% year over year - but it hasn't fallen off a cliff. Compare that to Connaught Heights, where the HonestDoor Price is a much higher $1,470,258 but growth is actually slower at -0.03%. More expensive doesn't always mean better momentum.

Condos: A Surprising Bright Spot

Here's something worth paying attention to. Our condos are actually punching above their weight on the growth leaderboard - ranking 2nd out of 15 neighbourhoods in New Westminster. That's a top-performer position, and it matters if you're thinking about what to do with a condo you own here.

• Average HonestDoor Price: $671,643
• Average Assessed Value: $722,914
• HonestDoor Price is 7.09% below the assessed value
• HonestDoor Price has decreased 2.51% from the previous period
• Predicted market value: $688,907
• 3-month moving average: $695,855 (softening slightly)
• Average sale price: $525,000 at $641 per square foot
• Properties sold last month: 1
• Estimated monthly rent: $3,170
• Rental yield: 3.47%
• Growth rank: 2 out of 15 in New Westminster
• Price rank: 3 out of 12 - above average

One thing to flag for condo owners: the HonestDoor Price of $671,643 is sitting 7.09% below the assessed value of $722,914. That gap is significant. It means the city's number is running hot compared to where the real market is right now. If you're making any financial decisions based on that assessment, you want a more current picture.

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

Your city assessment is a snapshot frozen in time - usually reflecting market conditions from months ago. The HonestDoor Price is updated in real time using actual sales data, so it reflects what buyers are doing today, not what they were doing last year.

For house owners in North Arm South, the HonestDoor Price of $1,130,024 is running $27,980 above the assessed value. That's real money sitting unrecognized on paper. For condo owners, the story flips - the assessment at $722,914 is actually overstating current market reality by a meaningful margin. Either way, knowing the gap helps you make smarter decisions about listing price, refinancing, or just understanding your net worth.

The bottom line: don't wait for next year's assessment to tell you what your home is worth. Check your HonestDoor Price now.

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

Here's the honest take for anyone weighing a summer sale in North Arm South.

For house sellers, the market isn't surging, but it's stable. Three sales last month, prices essentially flat, and a predicted value of $1,135,264 that's just barely drifting below the 3-month average. You're not in a panic situation, but you're also not in a bidding-war market. Pricing sharp and presenting well will matter more than it did two years ago. The rental estimate of $4,542 per month also means buyers who are on the fence about purchasing might consider holding as an investment - that's a decent yield story to lean into.

For condo sellers, the growth rank of 2nd in the city is genuinely good news - it signals that buyer interest in this category here is relatively strong. But with the HonestDoor Price sitting below the assessed value, overpricing based on your tax notice is a real risk. A listing priced around the $671,643 to $688,907 range is going to be far more competitive than one anchored to a $722,914 assessment that the market doesn't currently support.

Compared to nearby options, North Arm South condos are priced below Queensborough ($796,086 predicted) and slightly above North Arm North ($677,660). That middle-ground position can actually be a selling point - buyers priced out of Queensborough look here next.

Summer 2025 in North Arm South is a market for realistic sellers and patient buyers. Know your real number, price accordingly, and you'll be ahead of most of your neighbours.

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.