Victory Heights, New Westminster - September 2026 Real Estate Report

Victory Heights, New Westminster: What's Actually Happening With Home Prices Right Now

If you've been watching the "For Sale" signs in Victory Heights and wondering whether your home is worth more or less than the city says - here's the real picture. The numbers tell two very different stories depending on whether you own a house or a condo, and one of those stories is genuinely surprising.

The Vibe: Houses vs. Condos in Victory Heights

For those of us with houses, the market is taking a breather. The average sale price sits at $1,405,000, with a price per square foot of around $835. Only 2 houses sold recently, and the predicted market value of $1,560,502 is drifting slightly below the 3-month moving average of $1,580,591. Values are down about 0.78% recently. That is not a crash - it is a pause. On the neighbourhood leaderboard, our house growth ranks 5 out of 15 in New Westminster, which puts us in above-average territory. Price rank is 3 out of 14, meaning we are still one of the pricier spots in the city.

• Average house sale price: $1,405,000
• Price per square foot: $835
• Predicted market value: $1,560,502
• 3-month moving average: $1,580,591
• Estimated rent: $5,696 per month
• Rental yield: 3.98%
• Growth rank: 5 out of 15 in New Westminster
• Price rank: 3 out of 14 in New Westminster

Condos are a completely different conversation. We are seeing real momentum here. The predicted condo value of $915,569 is climbing above the 3-month moving average of $901,704, and values have moved up 2.20% recently. That growth ranks 1 out of 15 in New Westminster - top of the leaderboard. The average sale price is $491,500 at around $458 per square foot, which is actually below where Sapperton condos are trading at $553,500. That gap is worth paying attention to if you are a buyer.

• Average condo sale price: $491,500
• Price per square foot: $458
• Predicted market value: $915,569
• 3-month moving average: $901,704
• Estimated rent: $3,913 per month
• Rental yield: 3.02%
• Growth rank: 1 out of 15 in New Westminster - top performer
• Price rank: 10 out of 13 in New Westminster

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

Here is the thing about your BC Assessment notice - it is a snapshot from last July. A lot has moved since then. The HonestDoor Price is a real-time check that updates as the market shifts, and right now it is telling a story your assessment simply cannot.

For house owners, the average HonestDoor Price is $1,576,042 - that is 1.83% below the average assessed value of $1,605,445. In plain terms, the city thinks your house is worth a bit more than the market currently agrees with. That is useful to know before you price anything.

For condo owners, the gap is jaw-dropping. The average assessed value is $517,260, but the average HonestDoor Price is $975,056 - that is 88.50% higher than the assessment, and it has increased 6.50% from the previous period. If you are a condo owner in Victory Heights relying on your tax assessment to understand what your unit is worth, you are working with a number that is roughly half of reality. The HonestDoor Price is the real-world check here, and it is pointing sharply upward.

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

If you own a house and are thinking about listing, the honest advice is this: do not anchor to your assessment. The HonestDoor Price of $1,576,042 is the more current read, and with values down slightly from the 3-month average, pricing sharp from day one matters more than it did a year ago. There were only 5 total property transactions in Victory Heights in 2026 so far - this is not a high-volume market. Buyers have options, and they know it. That said, a price rank of 3 out of 14 in New Westminster means Victory Heights houses still command a premium. You have leverage - just use it carefully.

If you own a condo, the timing conversation looks different. Values are rising, growth ranks first in the city, and the HonestDoor Price has jumped 6.50%. If you have been sitting on the fence, the data is moving in your favour right now. Rental demand is also solid - $3,913 per month in estimated rent with a 3.02% yield gives a buyer a real reason to pay up. That is a story worth telling in your listing.

Either way, pull your HonestDoor Price before you do anything else. In a market where assessed values and real-world prices are this far apart, that number is not just useful - it is the starting point for every smart conversation about what your Victory Heights property is actually worth today.

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.