Victory Heights, New Westminster - July 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 sign. The city's assessment number on your tax notice is not the same as what a buyer would pay you today - and right now, that gap matters more than ever.

The Vibe: What Is Happening on Our Streets

Victory Heights is holding its ground. We are not in a frenzy, but we are not falling apart either. The neighbourhood is taking a breather, with overall growth dipping just 0.02% year over year. That is basically flat. Think of it as the market catching its breath after a long run.

Here is the split between our two main property types:

Houses: Still a Top-Tier Asset

Houses in Victory Heights are sitting near the top of the New Westminster leaderboard. Growth ranks 2 out of 15 neighbourhoods. Price ranks 2 out of 14. That means we are among the most expensive and fastest-growing areas in the city - and that is not an accident.

• Average sale price: $1,597,500
• Price per square foot: $954
• Predicted market value: $1,610,502
• 3-month moving average: $1,576,891 - the trend is moving up
• Estimated monthly rent: $5,823
• Rental yield: 3.94%
• Recent value change: up 4.00%
• Properties sold in 2026: 5 total transactions

That 4.00% recent value change is the number to watch. The predicted value of $1,610,502 is climbing above the 3-month average, which tells us house prices here have some upward momentum right now. Compared to nearby Cariboo-Armstrong (HonestDoor Price $1,665,607), we are close but slightly more affordable. Sapperton comes in cheaper at $1,450,924 - so Victory Heights houses are genuinely premium product in this corner of New West.

Condos: A Different Story

Condos are where we need to have an honest conversation. The growth rank sits at 12 out of 15 neighbourhoods, and the price rank is 10 out of 12 - meaning condos here are among the more affordable options in New Westminster. The predicted value is $893,723, which is actually sliding below the 3-month moving average of $922,566. That is a signal worth paying attention to.

• Average sale price: $491,500
• Price per square foot: $458
• Predicted market value: $893,723
• 3-month moving average: $922,566 - the trend is moving down
• Estimated monthly rent: $3,859
• Rental yield: 3.05%
• Recent value change: -1.73%
• Properties sold in 2026: 1 transaction

One sale is a thin data set, so do not panic. But the direction of travel for condo values here is worth watching closely. Nearby Sapperton condos are priced much higher at $1,696,588, and even Cariboo-Armstrong sits at $958,217 - both above where Victory Heights condos are landing right now.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

Here is something most homeowners do not realize. Your BC Assessment number is calculated using data from July 1 of the previous year. By the time it lands in your mailbox, it is already six to twelve months old. The market does not wait for paperwork.

For Victory Heights houses, the average assessed value is $1,605,445. The average HonestDoor Price is $1,576,042 - that is 1.83% lower than the assessment. That gap is your real-world check. It means the city's number is running slightly hot compared to where buyers are actually transacting today.

For condos, the story flips dramatically. The average assessed value is $517,260, but the average HonestDoor Price is $895,821 - a full 73.19% higher than the assessment. If you own a condo here and you are only looking at your tax assessment, you are massively underestimating what you actually own.

The HonestDoor Price updates in real time using current sales data. It is not a government snapshot from last summer. It is what the market looks like today.

The So What: Thinking About Selling This Summer?

If you own a house in Victory Heights and you are considering selling, the timing has some things going for it. A 4.00% recent value increase, a top-2 growth ranking in New Westminster, and a predicted value trending upward from the 3-month average - that is a reasonable window to act. With only 5 transactions recorded in 2026 so far, inventory is tight, which generally works in a seller's favour.

If you own a condo, be realistic. Values have dipped 1.73% recently and the predicted value is sitting below its own 3-month average. That does not mean you cannot sell - it means you need sharp, current pricing to attract buyers. Leaning on your assessed value of $517,260 would be a mistake when the HonestDoor Price is telling a completely different story at $895,821.

Either way, the move is the same - check your HonestDoor Price before you call an agent, before you set a number in your head, and definitely before you assume your tax assessment tells the whole story. It does not.

Victory Heights is a strong neighbourhood with real staying power. Know your actual numbers and you will be in a much better position - whether you are selling, holding, or just keeping score.

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.