Houses with Suites for Sale in Burnaby
This search lists detached houses for sale in Burnaby North, Burnaby South and Burnaby East that have a suite, legal or marked unauthorized. The busiest areas by house sales were South Slope (45), Capitol Hill (34), East Burnaby (32), Vancouver Heights (27) and Parkcrest (26). Condos, townhomes and half duplexes are separate searches.
Of 495 detached houses that sold in Burnaby between November 1, 2025 and October 31, 2026, 228 (46%) had a suite: 58 legal and 170 unauthorized. The legal-suite houses sold for a median of $2,605,000, 41% more than the $1,850,000 median for every Burnaby house.
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What Burnaby houses with suites sold for
| Measure | Legal suite | Unauthorized suite | All detached houses |
|---|---|---|---|
| Sales | 58 | 170 | 495 |
| Median price | $2,605,000 | $1,803,888 | $1,850,000 |
| Middle half of prices | $2,242,500 to $3,035,714 | $1,628,000 to $2,147,500 | $1,600,000 to $2,250,000 |
| Price per square foot | $645 | $641 | $655 |
| Median floor area | 4,084 sq ft | 2,710 sq ft | 2,689 sq ft |
| Median lot size | 6,990 sq ft | 6,350 sq ft | 6,776 sq ft |
| Median year built | 2017 | 1983 | 1976 |
| Median bedrooms | 7 | 5 | 5 |
| Houses with two or more kitchens | 97% | 93% | 59% |
| Days to sell | 31 | 31 | 28 |
| Sold price as a share of list price | 94.3% | 95.6% | 95.3% |
| Sales over the list price | 0% | 8% | 6% |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
The typical legal-suite house sits on 6,990 sq ft, against 6,776 sq ft for all Burnaby houses. It has 4,084 square feet of floor area, against 2,689. 97% of legal-suite houses have two or more kitchens, compared with 59% of all houses. Unauthorized-suite houses were smaller at 2,710 square feet and a median $1,803,888.
Alongside suites, 162 Burnaby houses had lane access, at a median of $1,786,500; 7 were marked as a coach or laneway house at $3,165,000; 3 had a second residence on the lot. These are separate flags in the same Paragon records, and a house can carry more than one.
| Period | Sales | Median price |
|---|---|---|
| November 2025 to January 2026 | 16 | $2,567,500 |
| February to April 2026 | 13 | $2,438,000 |
| May to July 2026 | 15 | $2,880,000 |
| August to October 2026 | 14 | $2,680,000 |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
| Price range | Legal suite | Unauthorized suite |
|---|---|---|
| $1,000,000 to $1,199,999 | 0 | 3 |
| $1,200,000 to $1,499,999 | 3 | 21 |
| $1,500,000 to $1,799,999 | 7 | 59 |
| $1,800,000 and over | 48 | 87 |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
100% of Burnaby legal-suite houses sold for $1,000,000 or more, and 95% for $1,500,000 or more, against 100% of unauthorized-suite houses at $1,000,000 or more. The legal-suite median moved from $2,567,500 in the first period to $2,880,000 in May to July.
Burnaby neighbourhoods with the most legal suites
East Burnaby had the most legal-suite sales (8), then South Slope (7) and Capitol Hill (4). Where a median price is missing, fewer than 5 legal-suite houses sold.
| Neighbourhood | House sales | Legal suite sales | Share with a legal suite | Median price with a legal suite | Median price, all houses |
|---|---|---|---|---|---|
| East Burnaby | 32 | 8 | 25% | $2,409,000 | $1,606,000 |
| South Slope | 45 | 7 | 16% | $3,047,619 | $1,835,000 |
| Capitol Hill | 34 | 4 | 12% | — | $2,020,000 |
| Burnaby Lake | 19 | 4 | 21% | — | $1,701,500 |
| Parkcrest | 26 | 4 | 15% | — | $1,925,000 |
| Forest Glen | 20 | 3 | 15% | — | $2,061,000 |
| Metrotown | 20 | 3 | 15% | — | $1,950,000 |
| Highgate | 17 | 3 | 18% | — | $1,450,000 |
| Suncrest | 12 | 3 | 25% | — | $1,565,000 |
| Vancouver Heights | 27 | 3 | 11% | — | $2,020,000 |
Source: Paragon closed and pending sales, November 1, 2025 to October 31, 2026. How these figures are defined and sourced
Burnaby suite rules
Burnaby moved almost every house lot into its R1 Small-Scale Multi-Unit Housing District on July 1, 2024. A lot of 280 square metres (3,014 square feet) or less can take 3 units, a larger one 4, and 5 to 6 units only in a Frequent Transit Neighbourhood Area.
Each primary unit gets one secondary suite, the suite counts toward the lot’s unit total, and it stays on the same title as the house. The new Zoning Bylaw 2026 was adopted June 9, 2026 and took effect July 1, 2026.
Slopes and creeks shape Burnaby building. A lot beside a creek falls under the Streamside Protection and Enhancement Development Permit Area, and the City’s checklist effective August 1, 2026 asks for a geotechnical report on sloped sites, so ask what engineering stands behind a suite on a hillside.
The MLS® Home Price Index benchmark for a detached house in Burnaby North was $1,795,200 in October 2026, 7.1% down over twelve months. In Burnaby South it was $1,904,400. The benchmark is the price of a typical house, not a median of sales.
Costs of a Burnaby house with a suite
For 2026 Burnaby charges $1.72223 per $1,000 of assessed value, with a Metro Vancouver rate of $0.05440 added. A detached house pays $652.33 for water and $159 for the default garbage toter. Renting out a suite adds $326.17 for water and $403.00 for sewer. The city is inside the Speculation and Vacancy Tax area.
Before you offer on a Burnaby house with a suite
- Ask for the Burnaby permit and final inspection for the suite. 170 of the 228 suite houses sold here were unauthorized, so the paperwork comes first.
- Ask whether the extra water and sewer charge for a rented suite is being billed. Burnaby adds $326.17 for water and $403.00 for sewer when a suite is rented.
- Count the units. Burnaby gives each primary unit one suite and counts it toward the lot’s total of 3 or 4, so check how many units the lot already carries.
- If a tenant lives in the suite, ask for the tenancy agreement and the rent; a tenancy usually carries on after a sale. Legal-suite houses took 31 days to sell, so there is time to ask.
- If the listing says unauthorized, compare the price with the $1,803,888 median for unauthorized-suite houses and the $2,605,000 median for legal ones, then decide whether to legalize the suite or remove it.
Estimate the payment on a Burnaby house with a suite
The calculator starts at the Burnaby legal-suite median of $2,605,000.
Burnaby houses with suites: your questions answered
How much does a Burnaby house with a suite cost?
The 58 houses with a legal suite that sold between November 1, 2025 and October 31, 2026 had a median of $2,605,000, with the middle half between $2,242,500 and $3,035,714. Every Burnaby detached house had a median of $1,850,000.
What is the difference between a legal and an unauthorized suite in Burnaby?
A legal suite is listed as Legal Suite or Licensed Suite, and an unauthorized one as Unauthorized Suite. 58 Burnaby houses sold with a legal suite and 170 with an unauthorized one, which had a median of $1,803,888.
Does a suite count toward the number of units on a Burnaby lot?
Yes. Under the R1 district a secondary suite counts toward the lot’s unit total, and each primary unit may have one.
What does renting a suite add to a Burnaby utility bill?
In 2026 it adds $326.17 for water and $403.00 for sewer, on top of the $652.33 water charge for a detached house.
Which Burnaby neighbourhoods have the most houses with legal suites?
East Burnaby had 8 legal-suite sales, South Slope 7 and Capitol Hill 4 between November 1, 2025 and October 31, 2026.
How fast do Burnaby houses with a legal suite sell?
31 days at a median, closing at 94.3% of list, with 0% over the list price.
What Buyers & Sellers Say
Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.
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5 out of 5 stars
“We have bought 3 houses with Jared! Very knowledgeable, always willing to go the extra mile!”
N.S. Google review
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5 out of 5 stars
“We had a great experience working with Jared. A family member from Vancouver Island recommended that we reach out to him to help us buy our first home in Port Coquitlam…”
B.V. Google review
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5 out of 5 stars
“We had the pleasure of working with Jared to buy our first home—and we couldn't have asked for a better experience. He was incredibly personable, patient, and made the entire process feel smooth and stress-free…”
B.H. Google review
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