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

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

If you've been glancing at your latest property assessment and feeling pretty good about it, hold on. The real-world numbers tell a slightly different story - and knowing the difference could matter a lot before you make any moves this summer.

The Vibe: What's Happening With Houses and Condos

Let's break it down for us locals, because houses and condos are doing two very different things in North Arm South right now.

Houses - If you own a house here, you're sitting on one of the pricier assets in New Westminster. The average sale price is sitting at $1,339,000, with a price per square foot around $778. On the neighbourhood leaderboard, houses in North Arm South rank 4 out of 14 for price across New Westminster - that's solidly above average. For growth, we're sitting at 7 out of 15, which puts us in the above-average tier, but there's a catch: the HonestDoor Price has dipped 1.21% recently and is trending below the 3-month moving average of $1,127,196. The market isn't falling off a cliff - it's just taking a breather. Only 1 house sold in 2026 so far, so we're working with a thin sales pool. Take every number with that context in mind.

• Average Sale Price: $1,339,000
• Price Per Square Foot: $778
• HonestDoor Price: $1,116,301 (predicted market value)
• 3-Month Moving Average: $1,127,196
• Estimated Monthly Rent: $4,503
• Rental Yield: 4.56%
• Growth Rank: 7 out of 15 in New Westminster
• Price Rank: 4 out of 14 in New Westminster

Condos - The condo picture is a bit more nuanced. The average sale price is $544,950 at $668 per square foot, which is actually below what's selling in North Arm North ($595,000). On the leaderboard, condos here rank 3 out of 13 for price - above average - but growth ranks 9 out of 15, which puts us in below-average territory for momentum. Values have nudged up 0.32% recently, so it's not a slide, but it's not a sprint either. With 12 condo transactions in 2026 already, there's at least enough activity to read the room.

• Average Sale Price: $544,950
• Price Per Square Foot: $668
• HonestDoor Price: $673,793 (predicted market value)
• 3-Month Moving Average: $678,114
• Estimated Monthly Rent: $3,178
• Rental Yield: 3.50%
• Growth Rank: 9 out of 15 in New Westminster
• Price Rank: 3 out of 13 in New Westminster

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 the past. It doesn't know what happened in the market last month, last quarter, or even last season. It's a static number set by the government once a year, and by the time it lands in your mailbox, the market has already moved on.

For houses, the average assessed value in North Arm South is $1,102,044. The HonestDoor Price is $1,094,694 - already 0.67% below that assessment. For condos, the gap is even wider. The average assessed value is $722,914, but the HonestDoor Price is $666,617 - that's 7.79% below the city's number. If you're a condo owner pricing a sale based on your assessment, you could be setting yourself up for a frustrating negotiation.

The HonestDoor Price updates in real time using actual market signals. It's the real-world check your assessment can't give you. Right now, in North Arm South, that check is telling us values are softening slightly - and knowing that early is an advantage, not a problem.

The 'So What?': Thinking About Selling This Summer?

If selling is on your radar for summer 2025, here's the straight talk.

For house owners - you're in a relatively strong position on price, but the window may be tightening. Values are dipping slightly from their recent peak, and with only 1 transaction on the books so far this year, buyer competition isn't exactly fierce right now. Pricing sharp and getting in front of buyers before the market softens further is the smarter play. Nearby, Connaught Heights houses are averaging $1,450,499 - if buyers are being priced out there, some of that demand could flow your way.

For condo owners - the assessed value is doing you no favours. At $722,914, it's running well ahead of where the market actually is. Lean on your HonestDoor Price of $673,793 as your realistic anchor. The rental yield of 3.50% is moderate, which means investors will run the numbers carefully. Pricing competitively against North Arm North and Queensborough - where condos are fetching slightly more - is key to not sitting on the market too long.

Bottom line: summer selling in North Arm South is doable, but this is not a market where you can set a high price and wait. Check your HonestDoor Price, price with the current trend in mind, and move with intention.

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.