Victory Heights, New Westminster - August 2026 Real Estate Report

Victory Heights, New Westminster: What Your Home Is Actually Worth Right Now

If you live in Victory Heights and you have not checked your HonestDoor Price lately, this is your nudge. The city's assessment number and what buyers are actually paying are telling two different stories - and the gap matters for your wallet.

The Vibe: What Is Happening in Our Neighbourhood

Victory Heights sits in a solid spot in New Westminster. We are ranked 2nd in the city for average assessed value and 2nd for total transactions. That is not a neighbourhood taking a back seat. But the market is clearly taking a breather right now, and knowing which way things are moving is half the battle.

Houses: Steady Prices, Slow Sales

Here is the honest picture for houses in Victory Heights right now:

• Average sale price: $1,597,500 - essentially flat
• Price per square foot: $1,215
• HonestDoor Price: $1,574,175
• 3-month moving average: $1,577,208 - values are drifting slightly lower
• Recent price change: -2.21%
• Estimated rent: $5,731 per month
• Rental yield: 3.97%
• Properties sold recently: 2
• Growth rank: 11 out of 15 neighbourhoods in New Westminster
• Price rank: 3 out of 14 - we are still one of the pricier spots in the city

Two sales is a thin number. That means each transaction carries a lot of weight in the averages. The growth rank of 11 out of 15 tells us houses here are not leading the pack right now. Compared to nearby Cariboo-Armstrong (HonestDoor Price $1,646,631), we are a touch more affordable. Sapperton comes in cheaper at a predicted $1,696,588 for comparable homes - worth watching if you are tracking where buyers might shift.

Condos: Affordable Entry, Strong Growth Rank

This is where Victory Heights gets interesting. The condo story here is almost the opposite of the house story:

• Average sale price: $491,500 - essentially flat
• Price per square foot: $458
• HonestDoor Price: $895,821
• 3-month moving average: $899,660 - a small dip, but holding
• Recent price change: +0.23%
• Estimated rent: $3,859 per month
• Rental yield: 3.05%
• Airbnb rank in New Westminster: 6th
• Growth rank: 2 out of 15 neighbourhoods - near the top of the leaderboard
• Price rank: 11 out of 13 - among the most affordable condos in the city

A growth rank of 2 out of 15 is a real signal. Our condos are near the top of the New Westminster leaderboard for momentum, while still being one of the most affordable options in the city. That combination - low price rank, high growth rank - is exactly what buyers hunting for value look for. Sapperton condos are sitting at $1,730,117 by comparison. We are a fraction of that price with better growth momentum.

One thing worth flagging: the city's average assessed value for condos here is $517,260, but the HonestDoor Price is $895,821 - that is 77% higher. The assessment is not even close to reflecting real-world value.

The Secret Sauce: Your HonestDoor Price vs. That Government Assessment

Here is the thing about your BC Assessment number - it is a snapshot from July 1st of the previous year. By the time it lands in your mailbox, it is already old news. The market has moved on.

The HonestDoor Price is updated in real time using actual sales data, market trends, and neighbourhood signals. For houses in Victory Heights, the HonestDoor Price of $1,574,175 is already 1.83% below the average assessed value. That gap is not huge, but it is real - and if you are making a financial decision based on the assessment alone, you are working with a number that does not reflect where the market is today.

For condos, the gap is enormous. A $517,260 assessment versus an $895,821 HonestDoor Price is not a rounding error - it is a completely different picture of what your property is worth. If you own a condo here and you have only ever looked at your assessment, check your HonestDoor Price today. It changes things.

The So What: Thinking About Selling This Summer?

If you own a house in Victory Heights and you are thinking about listing this summer, here is the straight talk. Prices are holding, but momentum is soft. A growth rank of 11 out of 15 means we are not in a seller's frenzy. Two sales in the recent period is a quiet market. That does not mean do not sell - it means price it right from day one. Buyers are paying attention, and an overpriced listing will sit.

If you own a condo, your timing looks better. A growth rank of 2 out of 15 means you have momentum on your side. Buyers looking for affordability in New Westminster are going to find Victory Heights condos on their shortlist - especially compared to Sapperton prices. Getting in front of those buyers this summer, while growth is still near the top of the leaderboard, makes sense.

Either way, start with your HonestDoor Price - not your assessment. It is the number that actually reflects what a buyer would pay today. You can check it for free at HonestDoor.com.

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.