Westend, Burnaby - July 2026 Real Estate Report

Westend, New Westminster: Prices Are Sliding - Here Is What Your Home Is Actually Worth Right Now

The Vibe - What Is Happening on Our Streets

If you have been watching the "For Sale" signs in Westend, New Westminster, here is the honest picture. Values are drifting down across the board - not crashing, but definitely taking a breather. And if you are still relying on last year's BC Assessment to know where you stand, you are working with a stale number.

Let's break it down by property type, because houses and condos are telling slightly different stories right now.

Houses in Westend, New Westminster

• HonestDoor Price: $1,258,518
• 3-Month Moving Average: $1,288,170
• Recent Price Change: -0.95%
• Estimated Monthly Rent: $4,901
• Rental Yield: 4.32%
• Airbnb Income Potential: $243 per month
• Neighbourhood Growth Rank: 13 out of 15 in New Westminster

Our houses are sitting about $30,000 below their 3-month average right now. That -0.95% shift is not dramatic on its own, but the direction matters. On the neighbourhood leaderboard, Westend houses rank 13 out of 15 in New Westminster for growth - that puts us near the bottom of the pack. If you own a house here and you are thinking about your next move, this is the number to pay attention to.

The rental story is a bit of a silver lining. At $4,901 per month estimated rent and a 4.32% yield, houses here still pull moderate returns for investors. That is not a bad cushion if you are holding long-term.

Condos in Westend, New Westminster

• HonestDoor Price: $494,894
• 3-Month Moving Average: $503,316
• Recent Price Change: -1.73%
• Estimated Monthly Rent: $2,455
• Rental Yield: 3.83%
• Airbnb Income Potential: $122 per month
• Neighbourhood Growth Rank: 12 out of 15 in New Westminster

Condos are feeling the pressure a bit more than houses. That -1.73% recent change is the steeper drop, and sitting at rank 12 out of 15 on the New Westminster growth leaderboard puts us in below-average territory. The gap between the current HonestDoor Price and the 3-month average - about $8,400 - tells us the slide has been recent and real.

Rental income at $2,455 per month is still workable, but the 3.83% yield is on the lower end of moderate. If you bought a condo here as a pure investment play, the numbers deserve a fresh look.

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

Here is the thing about BC Assessments - they are a snapshot from July 1st of the previous year. By the time that letter hits your mailbox, the market has already moved. In a neighbourhood where values have shifted by nearly 1% to 1.73% in just the recent period, that lag is not a small deal. It can mean tens of thousands of dollars of difference between what the government thinks your home is worth and what a buyer would actually pay today.

The HonestDoor Price is updated in real time using current market data. It is the real-world check - not a number frozen in time. If you are a Westend homeowner, pulling your HonestDoor Price right now gives you the actual ground truth, not last summer's guess.

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

If selling this summer is on your mind, here is the straight talk. The trend is working against waiting. Values are below their 3-month averages, and our growth ranks are sitting near the bottom of the New Westminster leaderboard. That does not mean panic - it means price sharp and price now, before any further softening.

Buyers in this market are paying attention to value. Overpricing based on an old assessment will cost you time on market, and time on market in a softening neighbourhood costs you money. Come in at a price that reflects today's HonestDoor Price, and you give yourself the best shot at a clean sale before fall.

Bottom line - check your HonestDoor Price today, have an honest conversation about your timeline, and do not let a stale government number set your expectations. The market is telling us something right now. It pays to listen.

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.