Victory Heights, New Westminster - October 2026 Real Estate Report
Victory Heights, New Westminster: What's Actually Happening to Your Home's Value Right Now
If you've been watching the "For Sale" signs in Victory Heights and wondering whether the market is moving with you or against you - here's the straight story, no fluff.
The Vibe: Houses vs. Condos in Victory Heights
The two property types in our neighbourhood are telling very different stories right now, and it's worth knowing which one you're sitting in.
Houses: We're seeing some softening. The average sale price for houses came in at $1,300,000 last month, down 6.5%, and only 1 house sold - that's a 50% drop in sales volume from the month before. The predicted market value sits at $1,550,756, which is actually drifting slightly below the 3-month moving average of $1,561,350. Price per square foot is around $968. On the neighbourhood leaderboard, Victory Heights houses rank 7 out of 14 for growth in New Westminster - solidly middle of the pack - but rank 3 out of 14 for price, meaning we're still one of the pricier addresses in the city. The market is taking a breather here.
- Average sale price: $1,300,000 (down 6.5% from last month)
- Price per square foot: $968
- Predicted market value: $1,550,756
- Estimated rent: $5,669 per month
- Rental yield: 3.99%
- Growth rank: 7 out of 14 in New Westminster
- Price rank: 3 out of 14 in New Westminster
Condos: This is where things get interesting for us. Condo predicted values are actually climbing - $975,056 right now, up from a 3-month moving average of $928,815. That's real upward momentum. Victory Heights condos rank 1 out of 15 neighbourhoods in New Westminster for growth. First place. The average sale price is $491,500 at $458 per square foot, and rental potential is solid at $4,073 per month. The one catch - condos rank 9 out of 13 for price, so we're not the most expensive condo market in the city, which actually makes us attractive to buyers who've been priced out elsewhere.
- Average sale price: $491,500
- Price per square foot: $458
- Predicted market value: $975,056
- Estimated rent: $4,073 per month
- Rental yield: 2.92%
- Growth rank: 1 out of 15 in New Westminster - top of the leaderboard
- Price rank: 9 out of 13 in New Westminster
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment Right Now
Here's the thing most homeowners don't realize. Your city assessment is a snapshot from last year. It doesn't know what happened to the market last month. The HonestDoor Price is updated in real time, and right now it's telling a story your assessment simply can't.
For houses in Victory Heights, the average HonestDoor Price is $1,576,042. The city's average assessed value is $1,605,445. That's a gap of about $29,000 - and the HonestDoor Price has already moved down 2.22% from the previous period. If you're a house owner relying on your assessment to know what your home is worth today, you're working with a number that hasn't caught up to where the market actually is.
For condos, the gap runs the other direction - and it's significant. The average assessed value is $517,260, but the average HonestDoor Price is $905,669. That's 75% higher than what the city has on record. If you own a condo in Victory Heights and you're basing any financial decision on your tax assessment, you are dramatically underestimating what you actually have. The HonestDoor Price is your real-world check against a number that was never designed to reflect today's market.
The "So What?": Thinking About Selling This Summer?
If you own a house in Victory Heights and you're thinking about listing this summer, the timing question is real. Sales volume is thin - only 1 house sold recently - and the predicted value is drifting slightly lower. That doesn't mean panic. It means price it right from day one. Buyers are paying attention, and an overpriced listing in a slow-volume market just sits. Your neighbour in Cariboo-Armstrong is dealing with the same thing - their HonestDoor Price is $1,640,453 but their growth rate is actually slower than ours at -0.04% year over year. We're not alone in navigating this.
If you own a condo, the picture is genuinely encouraging. Values are trending up, we're the top-ranked neighbourhood in New Westminster for condo growth, and the predicted value of $975,056 is already ahead of nearby Cariboo-Armstrong at $963,559. If you've been sitting on the fence about selling, this summer might be the window before that momentum levels off.
Either way - check your HonestDoor Price before you do anything else. It's the number that reflects right now, not last July.
victory heights | new westminster | october 2026This 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.