Connaught Heights Homes for Sale, New Westminster

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Connaught Heights enjoys one of New Westminster's most dramatic settings — elevated above the Fraser River with sweeping views and a collection of well-preserved heritage homes. It's a neighbourhood with real character, attracting buyers who appreciate craftsmanship, history, and a strong sense of place.

Memorial cairn with the Grimston Park plaque and the playground and lawn behind, New Westminster
Photo: Dennis Sylvester Hurd, CC0, via Wikimedia Commons. Resized and compressed.
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Schools in Connaught Heights

Connaught Heights Elementary (2201 London St) is an elementary school in Connaught Heights. This is not a complete list of the schools nearby.

Where Connaught Heights sits

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Drive time to Connaught Heights

Drive time from Connaught Heights

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Street address and city, for example 100 Main St, Vancouver.

The time is to the middle of the neighbourhood, not to a specific home. Traffic varies by day and incidents. Directions and traffic data from Google Maps.

Living near a school does not mean a place at it. Your child's school comes from the district's catchment boundaries, and those change, so confirm the address with the district before you write an offer.

Source: BC Ministry of Education and Child Care school list (2025/26, updated July 2026) and the Province's post-secondary locations list.

Connaught Heights homes listed and sold, June to October 2026

Connaught Heights, October 2026. Detached houses: 14 listed at month end and 0 sold in October. No condos and townhomes were listed or sold in Connaught Heights between June and October.

Connaught Heights listings, sales and sales ratio by month
MonthHouses listedHouses soldHouses ratio
June 202616213%
July 2026150—
August 20261517%
September 2026150—
October 2026140—

Source: MLS® data from the Greater Vancouver REALTORS® and the Fraser Valley Real Estate Board, compiled by SnapStats®. How these figures are defined and sourced

Looking across the period, Detached houses: 3 sold over 5 months against an average of 15.0 listed, about 25.0 months of listings at that pace; the busiest month was June with 2 sold.

Jared's take on Connaught Heights

Want a detached house right beside an Expo Line station? Connaught Heights is a small west-end pocket around 22nd Street Station, with a neighbourhood elementary school.

Common questions

Are there really no condos in Connaught Heights?

The neighbourhood's attached living is secondary suites and laneway/carriage houses inside houses — not strata product.

Where do Connaught Heights downsizers buy condos instead?

The city's condo stock is in Downtown, Uptown and the Quay, east of the neighbourhood — the New Westminster community condos & townhomes median was $560,000 in September 2026 (SnapStats, community level).

What is the reGENERATE / Bold Vision plan for 22nd Street Station?

The City's 22nd Street Station Area Bold Vision (the reGENERATE Vision) was endorsed by Council in December 2024 after a vision process launched in spring 2023; the City describes the station area as a key growth area in the OCP, planned to become a high-density mixed-use core centred on the transit hub. It is a vision and planning framework — it has not yet produced a condo building in the sub-area.

What does Bill 47 / the TOD Area mean for a house near the station?

Provincial TOD Areas enable density within 800 metres of SkyTrain stations, 22nd Street included, and the City is amending the OCP to implement TOD extensions (February 17, 2026 report). Marine Way listings already market assembled lots on that basis (one cites a minimum 20-storey tower at 5.0 FSR). What a specific lot may build is a City confirmation, not a listing claim — verify the designation and zoning before pricing in redevelopment value.

Can a Connaught Heights house add a suite or laneway house?

Yes — the Zoning Bylaw's RS districts allow secondary suites and regulate laneway/carriage houses; RS-1 sets a 557.40 m² (6,000 sq. ft.) minimum site area and a 0.5 floor space ratio. Those units are rental/family space inside a house purchase, not strata condos, and they do not come with a Form B or a strata.

Are there really no townhouses in Connaught Heights?

Individual townhouse-form houses exist; a complex does not, on the record.

Is a Connaught Heights house a strata purchase?

No — the stock is fee-simple houses: no strata, no Form B, no strata fees. Diligence is title, Zoning Bylaw No. 6680, 2001 and registered covenants.

What are RT-A and RT-B townhouse districts?

RT-A (s.405) and RT-B (s.406) are the newer townhouse districts in Zoning Bylaw No. 6680. A site needs at least 836.1 m² (9,000 sq. ft.) of site area, at least 20 m of frontage and lane access. The older townhouse districts are RT-2 to RT-2C, and RT-3, RT-3A and RT-3B in Queensborough.

Photos from the area

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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    B.G. Google review

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    C.E. Google review

  • 5 out of 5 stars

    “We think Jared is the best and have chosen him four times for buying and selling. To say the least, he's helpful, hard-working, friendly and so knowledgeable!”

    N. Google review

Connaught Heights by home type

More New Westminster real estate

Condo buildings in Connaught Heights

Streets, schools and transit near Connaught Heights condos

  • Connaught Heights is the City of New Westminster's west-end mainland neighbourhood, around 22nd Street Station, London Street and Marine Way; the City lists Connaught Heights among its Historic Neighbourhood Context Statements, so the City name and the board (GVR) name match. Nearby areas: the West End and Moody Park to the east, Burnaby across the city's west boundary, and Queensborough across the Queensborough Bridge to the south-east.
  • Where the condo stock concentrates: nowhere in Connaught Heights — the sub-area's entire listed stock in September 2026 was detached. New Westminster's condo stock concentrates in Downtown, Uptown and the Quay, east of this neighbourhood. The growth pressure here is prospective: the 22nd Street Station area is identified in the OCP as a Frequent Transit Development Area.
  • SnapStats publishes medians at community level only: New Westminster condos & townhomes median was $560,000 in September 2026 ($587/sqft, 95% sale-to-list, 27 days on market) and the detached median was $1,365,000. There is no Connaught Heights condo median — the segment did not exist locally that month.
  • Transit anchors: 22nd Street Station (Expo Line) is at the area; TransLink routes from the station include the 100 (Marpole), 101 (Lougheed Station), 104 (Annacis Island) and 128 (Braid Station). Main roads: Marine Way / Stewardson Way and 20th Street / 22nd Street, linking west to Burnaby and south across the Queensborough Bridge via Highway 91A.
  • Neighbourhood anchors: Connaught Heights Elementary at 2201 London Street, Connaught Heights Park (shared with the school), and Grimston Park, the community park at the west end of the city. The area has minimal retail services per the City's small-sites consultation record.

Local rules that affect condo buyers in Connaught Heights

  • Transit-Oriented Development Areas: provincial Transit Oriented Development Areas introduced in 2024 enable density within 800 metres of the City's five SkyTrain stations, including 22nd Street, and the City is amending the OCP to implement TOD Area extensions — a February 17, 2026 City report addresses extending the "Residential – Limited Mid Rise" designation to properties on the outer edges of the provincial TOD areas. This is the mechanism that will eventually create condo stock here; today it changes land value, not the building list.

Good to know about Connaught Heights condos

  • Council endorsed a new identity for the station area in December 2024. The reGENERATE Vision process ran 2023–2024 and the final Vision was endorsed by Council in December 2024, built on eight "Big Moves" — any Connaught Heights purchase near the station is a purchase inside an endorsed redesign area, even though no condo exists there yet.
  • One of the City's two small-sites lots is park-locked. The consultation record for the City's affordable-housing small-sites initiative notes a Crown Land Grant on 2038 Ninth Avenue identifying the property for parks and recreation purposes — a buyer assuming both London Street / Ninth Avenue lots are future housing sites is only half right, and the City has also heard that Connaught Heights needs more parkland.
  • The elementary school park is not always public. Connaught Heights Park is shared with Connaught Heights Elementary, and the City's small-sites consultation heard the shared park is not always accessible to the community during the school day; a recommended action in the City's Comprehensive Parks Plan is to acquire more parkland in Connaught Heights.
  • September 2026 was a zero month for the whole sub-area.
  • The city's density is someone else's neighbourhood. The 2021 Census counted 78,916 people in New Westminster at 5,052 people per sq. km — among the densest cities in Canada — yet this west-end pocket remains RS-zoned detached houses beside an Expo Line station, which is precisely why the province's TOD rules and the City's vision both target it.

The province-wide rules are on one page: BC condo buying rules.

Sources for the condo notes on Connaught Heights

Townhome complexes in Connaught Heights

Zoning Bylaw No. 6680's townhouse districts are RT-2 through RT-2C plus RT-3/3A/3B only — s. 410 of the bylaw is the "(RT-2) Townhouse Districts" schedule, permitting row houses or townhouses.

Streets, schools and transit near Connaught Heights townhomes

  • Connaught Heights is New Westminster's west-end mainland neighbourhood, around 22nd Street Station, London Street and Marine Way; the City lists Connaught Heights among its Historic Neighbourhood Context Statements, so the City name and the GVR board name match.
  • Nearby areas: the West End and Moody Park to the east, Burnaby across the city's west boundary, and Queensborough across the Queensborough Bridge to the south-east. On MLS®, North Arm is a New Westminster board sub-area — it is a different sub-area from Connaught Heights and nothing from it is filed here.
  • The planning pressure point is the 22nd Street Station area, which the OCP identifies as a Frequent Transit Development Area.
  • New Westminster community medians for September 2026 were detached $1,365,000 and "Condos & Townhomes" combined $560,000 ($587/sqft, 95% sale-to-list, 27 days on market). (SnapStats covers New Westminster as a community; there is no Connaught Heights townhome figure to cite.)
  • Transit: 22nd Street Station (Expo Line) is in the area; TransLink routes from the station include the 100 (Marpole), 101 (Lougheed Station), 104 (Annacis Island) and 128 (Braid Station). Roads: Marine Way / Stewardson Way and 20th Street / 22nd Street, linking west to Burnaby and south across the Queensborough Bridge via Highway 91A.
  • Schools: SD40 catchments are address-based. School names use Ministry-listed names only.
  • Library and care: New Westminster Public Library Main Branch, 716 6th Avenue (Uptown); Royal Columbian Hospital, 330 East Columbia Street, Sapperton (Fraser Health), is the city's hospital.

Local rules that affect townhome buyers in Connaught Heights

  • Depreciation reports / CRF (provincial strata frame, stated for cross-shopping buyers): since July 1, 2024, strata corporations with five or more lots must obtain a depreciation report every five years, not deferrable by vote; since Nov 1, 2023, at least 10% of the annual operating budget must go to the contingency reserve fund.
  • Rental-restriction bylaws are void (strata): since Nov 24, 2022, no BC strata residential rental-restriction bylaw is valid; short-term rentals can still be restricted by bylaw. For a Connaught Heights house, suite rental is a municipal question (see zoning below), not a strata question.
  • Fee-simple position (the form that actually exists here): a Connaught Heights house is fee-simple — no strata, no Form B, no strata fees.
  • City zoning: Zoning Bylaw No. 6680, 2001 governs. Houses sit in the Single Detached Residential Districts (RS series, s. 310). RS-1 sets a minimum site area of 557.40 m² (6,000 sq. ft.) and a floor space ratio of 0.5; the RS districts allow secondary suites, and laneway / carriage houses are regulated under the same bylaw. The bylaw's s. 410 "(RT-2) Townhouse Districts" schedule states the district's intent is to allow townhouse development and permits row houses or townhouses.

Good to know about Connaught Heights townhomes

  • One of the City's two small-sites lots is park-locked: the City's affordable-housing consultation for 2035 London Street and 2038 Ninth Avenue recorded a Crown Land Grant on 2038 Ninth Avenue identifying the property for parks and recreation purposes — a fact that affects what can actually be built beside those lots, whatever the project renderings suggest.
  • The elementary school park is not always public: Connaught Heights Park is shared with Connaught Heights Elementary, and the City's consultation heard the shared park is not always accessible to the community during the school day; a recommended action in the City's Comprehensive Parks Plan is to acquire more parkland in Connaught Heights. Grimston Park is the community park at the west end.
  • Minimal retail is a planning fact, not an impression: the City's small-sites consultation recorded that the area has minimal retail services. The station, not a high street, is the neighbourhood's amenity anchor.
  • The city runs its own electrical utility: New Westminster operates its own electrical utility alongside City water/sewer services — a utility-bill difference from every neighbouring municipality that a relocating buyer will not see in a listing.
  • Density bragging rights belong to other neighbourhoods: the 2021 Census counted 78,916 people in New Westminster at 5,052 people per sq. km — but the density is Downtown, the Quay and Uptown's, not Connaught Heights', whose listed stock that census-era planning still describes is detached houses beside an Expo Line station.

The province-wide rules are on one page: BC townhome buying rules.

Sources for the townhome notes on Connaught Heights

Lots and land in Connaught Heights

Fee-simple lots

  • Established-street house lots: single-detached houses under the Single Detached Residential Districts (RS series, s.310) of Zoning Bylaw No. 6680, 2001, with secondary suites allowed and laneway / carriage houses regulated under the same bylaw — the sub-area's actual ground-oriented form. No condo building or townhome complex name in Connaught Heights was confirmed on a developer or strata source.
  • Lot character from the zone: RS-1 sets a minimum site area of 557.40 m² (6,000 sq. ft.) and a floor space ratio of 0.5. That is the zone minimum, not a claim about any existing lot's size; the zone and dimensions of a specific lot are confirmed parcel by parcel.
  • Serviced position, as the City states it: New Westminster operates its own electrical utility and City water / sewer services, and the City's subdivision guide states new lots must be adequately serviced with water, sewers, underground electrical, communications, street lighting, roads, sidewalks and street trees. Servicing for any single vacant or assembly parcel is confirmed through that subdivision process.
  • No ALR percentage split is stated.
  • Flood position: the City's floodplain study zones only the city's low-lying edges — Zone 1 Queensborough, Zone 2 west-end Fraser River industrial land, Zone 3 the Quay waterfront and Zone 4 the Brunette River industrial area. No floodplain zone for Connaught Heights' residential streets was confirmed.
  • Market context, labelled correctly: New Westminster is a SnapStats-covered community. SnapStats has no land category, and no detached figure below is a land figure. September 2026 context only: Connaught Heights sub-area detached inventory 15 / sales 0 and "Condos & Townhomes" combined 0 / 0; New Westminster community detached median $1,365,000 and combined condos & townhomes median $560,000.

City-owned lots and assemblies

  • City small-sites lots — 2035 London Street and 2038 Ninth Avenue. CITY AFFORDABLE-HOUSING PROCESS, not for-sale land: the City's small-sites affordable housing initiative examined these two city-owned lots in Connaught Heights, and the consultation record notes a Crown Land Grant on 2038 Ninth Avenue identifying the property for parks and recreation purposes.
  • 22nd Street Station planning framework: the OCP identifies the station area as a Frequent Transit Development Area, and the City's 22nd Street Station Area Bold Vision (the reGENERATE Vision) was endorsed by Council in December 2024 as a planning framework for a high-density mixed-use core centred on the transit hub. A vision changes land expectations, not the inventory list.

  • Streets, schools and transit near Connaught Heights lots

    Main roads
    Marine Way / Stewardson Way and 20th Street / 22nd Street, linking west to Burnaby and south across the Queensborough Bridge via Highway 91A. Transit: 22nd Street Station (Expo Line) is at the area; TransLink routes from the station include the 100 (Marpole), 101 (Lougheed Station), 104 (Annacis Island) and 128 (Braid Station).
    Neighbourhood anchors
    Connaught Heights Elementary, 2201 London Street; Connaught Heights Park, shared with the school; Grimston Park, the community park at the west end of the city. Nearest City recreation: Moody Park Arena, 701 8th Avenue, and the təməsew̓txʷ Aquatic and Community Centre, 65 East Sixth Avenue, east of the area; library Main Branch, 716 6th Avenue, in Uptown; hospital Royal Columbian Hospital, 330 East Columbia Street, in Sapperton (Fraser Health).
    Schools
    School District 40 catchments are address-based. School names are Ministry-listed names only.

Local rules that affect land buyers in Connaught Heights

  • Zoning: Zoning Bylaw No. 6680, 2001 governs. Houses sit in the Single Detached Residential Districts (RS series, s.310) — RS-1: minimum site area 557.40 m² (6,000 sq. ft.), FSR 0.5; the RS districts allow secondary suites and regulate laneway / carriage houses.
  • Plan: "Our City 2041," the Official Community Plan, Bylaw No. 7925, 2017, governs the area, and the 22nd Street Station area is identified in it as a Frequent Transit Development Area — one of the areas where the City directs higher-density, transit-supportive growth. Confirm the exact OCP designation for a station-adjacent lot with the City before pricing in redevelopment value.
  • SSMUH / added units: in the RS districts, secondary suites are allowed and laneway / carriage houses are regulated under Zoning Bylaw No. 6680, 2001, within the RS-1 minimum site area (557.40 m²) and 0.5 FSR.
  • Subdivision + servicing requirements — confirmed bylaw, process stated: subdivision is regulated by the Subdivision and Development Control Bylaw No. 7142, 2007, which requires all subdivisions be approved by the City's Approving Officer (the Director of Engineering Services) and ensures new lots are adequately serviced and meet the Zoning Bylaw's minimum lot size and frontage requirements. The City's process runs pre-application, application, and — where required — a Works & Services Agreement with detailed servicing drawings by an engineering consultant, before final approval and Land Title registration. Parcel-level standards are confirmed through that process.
  • If a parcel is in the ALR: subdivision within the ALR requires ALC approval; ALR residences cannot be stratified. On ALR land the main house can be up to 500 m², a suite is allowed only inside it, and an extra residence can be up to 90 m² (186 m² on parcels over 40 ha).
  • New Westminster property taxes and utilities: 2026 property taxes were due July 2, 2026, with a 5% penalty on current taxes remaining unpaid on July 3, 2026 and a second 5% penalty on any unpaid balance on September 3, 2026. The City operates its own electrical utility alongside City water / sewer services.

Good to know about Connaught Heights lots

  • One of the City's two small-sites lots is park-locked: the consultation record for 2035 London Street and 2038 Ninth Avenue notes a Crown Land Grant on 2038 Ninth Avenue identifying the property for parks and recreation purposes — a fact that governs what can actually be built beside those lots, whatever project renderings suggest.
  • The city runs its own electrical utility: New Westminster operates its own electrical utility alongside City water / sewer services — a utility-bill difference from every neighbouring municipality that a relocating land buyer will not see in a listing.

The province-wide rules are on one page: BC land buying rules.

Sources for the land notes on Connaught Heights

What's nearby Connaught Heights

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid-transit station: 22nd Street Station, SkyTrain.
  • Nearest bus exchange: the bus loop at 22nd Street Station, 649 22nd Street.
  • Route 101 Lougheed Station / 22nd Street Station, TransLink.
  • Route 155 Braid Station / 22nd Street Station, via Sixth Avenue, TransLink.
  • Route 410 Richmond-Brighouse Station / 22nd Street Station, TransLink.

Parks and recreation

  • Connaught Heights Park, at Ninth Avenue and 22nd Street, with tennis courts.
  • New Westminster Public Library, Main Branch, 716 6th Avenue.

Schools

  • Connaught Heights Elementary, grades K-5, School District 40 New Westminster; confirm the catchment with the district.
  • École Glenbrook Middle School, grades 6-8, School District 40 New Westminster; confirm the catchment with the district.
  • New Westminster Secondary, grades 9-12, School District 40 New Westminster; confirm the catchment with the district.

Groceries and shopping

  • Safeway McBride, 800 McBride Boulevard, New Westminster.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Connaught Heights Elementary, 2201 London Street
ToHowMinutesDistance (km)
Connaught Heights ParkWalk10.1
22nd Street StationWalk90.7
New Westminster Public Library, Main BranchDrive63.3
Safeway McBrideDrive74.0

Sources for what’s nearby

New Westminster neighbourhoods

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