Sapperton, New Westminster Homes for Sale

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Sapperton, New Westminster: 13 houses and 30 condos and townhomes listed at the end of October, with 0 and 1 sold in the month. It is one of 14 communities the Greater Vancouver REALTORS® figures break out for New Westminster.

Aerial view over Sapperton rooftops and trees toward the Fraser River and the New Westminster towers
Photo: Jared Gibbons, REALTOR®.

Where Sapperton sits

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Sapperton homes listed and sold, June to October 2026

Sapperton, October 2026. Detached houses: 13 listed at month end and 0 sold in October. Condos and townhomes: 30 listed at month end and 1 sold in October, a sales ratio of 3% (a buyers’ market).

Sapperton listings, sales and sales ratio by month
MonthHouses listedHouses soldHouses ratioCondos and townhomes listedCondos and townhomes soldCondos and townhomes ratio
June 2026190—28621%
July 202614321%29310%
August 202613215%3339%
September 202610110%3326%
October 2026130—3013%

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: 6 sold over 5 months against an average of 13.8 listed, about 11.5 months of listings at that pace; the busiest month was July with 3 sold. Condos and townhomes: 15 sold over 5 months against an average of 30.6 listed, about 10.2 months of listings at that pace; the busiest month was June with 6 sold.

How Sapperton compares with the rest of its city

Sapperton against its whole city, October 2026: share of listings and sales, sales ratio and rank.

Sapperton against the whole city, October 2026
Home typeShare of city listingsShare of city salesCommunity sales ratio against cityRank on sales ratio
Detached houses8.6%0.0%— against 10%Under 10 listed
Condos and townhomes7.3%1.5%3% against 16%6 of 6

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

Between June 2026 and October 2026, detached houses: listings fell from 19 in June to 13 in October (−31.6%), and it took 8.0% of the city’s 75 sales over the period; condos and townhomes: listings rose from 28 in June to 30 in October (+7.1%), and it took 4.6% of the city’s 327 sales over the period.

The monthly write-ups singled out Sapperton for detached houses in September (a sellers’ best bet); condos and townhomes in June (a sellers’ best bet); condos and townhomes in July, August, September, October (a buyers’ best bet).

Sapperton share of New Westminster listings and sales by month

In Sapperton, its share of the houses listed in New Westminster went from 12.2% in June to 8.6% in October and its share of the condos and townhomes listed went from 5.9% to 7.3%. A share that holds steady while the city moves means the community is following the city; a share that drifts means it is moving differently.

Sapperton as a share of New Westminster, by month
MonthShare of city houses listedShare of city houses soldShare of city condos and townhomes listedShare of city condos and townhomes sold
June 202612.2%0.0%5.9%9.4%
July 20268.5%23.1%6.5%4.3%
August 20268.1%12.5%7.4%4.9%
September 20266.1%11.1%7.4%3.0%
October 20268.6%0.0%7.3%1.5%

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

Sapperton home prices: what sold, November 2025 to October 2026

42 condos sold in Sapperton with a median price of $526,250 (the middle half sold between $444,625 and $569,625), taking a median of 37 days to sell at 97.3% of the last list price; 12% sold above list. They had a median $697 per square foot, a median year built of 2008 and a median strata fee of $439 a month. 14 houses sold in Sapperton with a median price of $1,420,000 (the middle half sold between $1,252,175 and $1,536,875), taking a median of 26 days to sell at 97.4% of the last list price; 0% sold above list. They had a median $585 per square foot, a median year built of 1948 and a median lot of 5,108 square feet.

Sapperton: what sold, by home type
Home typeSoldMedian priceMedian days to sellSold vs listMedian per sq ft
Houses14$1,420,00026 days97.4%$585
Condos42$526,25037 days97.3%$697

Source: Paragon, the MLS® system used by Jared’s office, closed sales from November 1, 2025 to October 22, 2026. How these figures are defined and sourced

Sapperton real estate: your questions answered

How many homes are for sale in Sapperton?

At the end of October 2026 the Greater Vancouver REALTORS® figures showed 13 houses and 30 condos and townhomes listed in Sapperton. Those are month-end counts and they move daily, so ask Jared for a current list.

Is Sapperton a buyers’ or sellers’ market?

In October 2026, condos and townhomes had 3% (a buyers’ market). The sales ratio is homes sold divided by homes listed; on the reports’ scale under 12% favours buyers, 12% to 20% is balanced and over 20% favours sellers. One month in one community is a small sample, so look at the monthly table above before you decide.

How many homes sold in Sapperton from June to October 2026?

6 houses and 15 condos and townhomes sold in Sapperton over those 5 months; detached houses peaked in July with 3 sold and condos and townhomes peaked in June with 6 sold.

How big is Sapperton compared with the rest of New Westminster?

In October 2026, Sapperton held 8.6% of the 151 detached houses listed in New Westminster and 7.3% of the 413 condos and townhomes listed in New Westminster.

What mix of houses and condos is for sale in Sapperton?

In October 2026, houses made up 30.2% of the 43 homes listed in Sapperton and condos and townhomes made up 69.8%; of the 1 that sold, houses were 0.0% and condos and townhomes 100.0%.

Are there more or fewer homes for sale in Sapperton than in June?

Listings of detached houses fell from 19 in June to 13 in October 2026 (−31.6%); condos and townhomes rose from 28 in June to 30 in October 2026 (+7.1%).

What is Sapperton Green — can I buy into it now?

Treat it as a long-term story, not a current amenity or an offering.

What does subdividing a Sapperton lot require?

Approving Officer approval under the Subdivision and Development Control Bylaw No. 7142, 2007, with new lots adequately serviced and meeting the Zoning Bylaw's minimum lot size and frontage (RS-1: 557.40 sq. m. minimum site), through the City's pre-application / application / Works & Services Agreement process.

Is my lot in the floodplain?

Price the pocket, not the neighbourhood: the Brunette River industrial land is in Floodplain Zone 4, below the Flood Construction Level, while the residential slope sits above it — check the exact lot against the City's flood maps before offering on anything low near Brunette Creek or the riverfront.

Is the 836.1 m² figure a townhouse minimum?

Yes, for the newer RT-A and RT-B townhouse districts: at least 836.1 m² (9,000 sq. ft.) of site area, with at least 20 m of frontage and lane access. It is not a duplex figure.

Can a duplex here carry a suite?

The City's suite guide position is that some duplexes are zoned to permit a secondary suite meeting Bylaw s.190.29 and the Building Code — one suite per house, and a property may have both a suite and a laneway / carriage house. Confirm the specific property's zone.

What did condos in Sapperton sell for?

42 condos sold in Sapperton from November 1, 2025 to October 22, 2026, at a median price of $526,250.

How long do condos take to sell in Sapperton?

Typical time on the market was 37 days. At the median, sale prices were 97.3% of list, and 12% of sales closed above list (November 1, 2025 to October 22, 2026).

Photos from the area

  • Aerial view of Sapperton houses and low-rise apartment buildings along tree-lined streets in New Westminster
    Photo: Jared Gibbons, REALTOR®.
  • Aerial view over Sapperton houses and a low-rise building toward the river valley and the North Shore mountains
    Photo: Jared Gibbons, REALTOR®.
  • Aerial view of Sapperton streets and low-rise buildings with the Fraser River and construction cranes beyond
    Photo: Jared Gibbons, REALTOR®.
  • Aerial view along a Sapperton street toward the Fraser River and the bridges
    Photo: Jared Gibbons, REALTOR®.
  • Fraser River seen from Sapperton Park in New Westminster
    Photo: Dennis Sylvester Hurd, CC0, via Wikimedia Commons. Resized and compressed.
  • Aerial view over Sapperton showing the Royal Columbian Hospital campus and the East Columbia corridor
    Photo: Northwest, CC BY 4.0, via Wikimedia Commons. Resized and compressed.

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.

  • 5 out of 5 stars

    “Vancouver is generally a tough market but I was able to get a place I wanted with the help of Jared and his wonderful team. Very happy with the service!”

    S.S. Google review

  • 5 out of 5 stars

    “Our experience working with Jared was outstanding. He's well-versed in Fraser Valley Markets, having helped us in Canada. His expertise and approach surpassed all our expectations. Thanks for making every step easy, Jared!”

    J.P. Google review

  • 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

More New Westminster real estate

Sapperton by home type

Lots and land in Sapperton

Fee-simple lots

  • Character: the residential streets above East Columbia Street are single-detached homes under the RS districts of Zoning Bylaw No. 6680 (2001), including some of the city's oldest housing stock around the 1891 Knox Presbyterian Church and the historic core, with secondary suites and laneway / carriage houses regulated in the same bylaw. Freehold dominates the older residential streets.
  • Lot sizes, as the bylaw states them: RS-1 minimum site 557.40 sq. m. / 6,000 sq. ft., FSR 0.5 (Zoning Bylaw No. 6680, s. 310).
  • ALR vs non-ALR: no Agricultural Land Reserve land is identified in Sapperton; ALR status for any specific property is checked in the Agricultural Land Commission's ALR Property and Map Finder. No ALR split is stated.
  • Flood position — Sapperton's own, never blended: the City's floodplain study places the industrial land along the Brunette River in Floodplain Zone 4, below the Flood Construction Level — the risk pocket in Sapperton is the low Brunette River / Braid-side land, not the residential slope. Lot-level status is confirmed with the City against its flood maps.

Development-site ground

  • Sapperton Green — 97 Braid Street, around Braid Station: The 38.35-acre former industrial site is designated in the OCP as the Sapperton Green Transit-Oriented Mixed-Use Community; the master plan concept endorsed by City Council (QuadReal Property Group application) proposes roughly 4,700 homes (including at least 1,122,000 sq. ft. of secured market rental and a minimum 255,000 sq. ft. of affordable housing under the City's Inclusionary Housing Policy), 750,000 to 1.5 million sq. ft. of office space, 100,000–150,000 sq. ft. of retail, a 35,000 sq. ft. community centre with child care, and 7.9 acres of publicly accessible open space, with connection to the City's Sapperton District Energy System planned. This is the sub-area's one true land story — and it is a plan, not a presale or a lot for sale; sellers can cite the plan, buyers should not pay today for unbuilt amenities.
  • The Brewery District (developer source): Wesgroup's master-planned community on the former Labatt brewery site across from Sapperton Station and the hospital carries 1.4 million sq. ft.

Bare-land strata

  • Sapperton Green is a Council-endorsed master-plan concept, not a presale.

Streets, schools and getting around Sapperton

  • Sapperton is the historic neighbourhood at New Westminster's northeast end, on the slope above the Fraser River between McBride Boulevard and the Coquitlam boundary at Brunette Creek, taking in Royal Columbian Hospital, Sapperton and Braid SkyTrain stations, Hume Park and the Brewery District; the City also uses "McBride-Sapperton" as a neighbourhood name, and "Sapperton" is the board (GVR) sub-area name in the SnapStats GVR September 2026 report. The name is the Royal Engineers' camp nickname from 1858 — "Sappers' Town," after the Sapper rank — which stayed after the corps disbanded.
  • Nearby areas: Fraserview and Glenbrooke North to the west, The Heights (Victory Heights) to the north, Brunette below the hill, and Maillardville in Coquitlam across Brunette Avenue.
  • Transit and roads: two Expo Line stations serve the area — Sapperton Station, across from Royal Columbian Hospital, and Braid Station at the area's east end; TransLink route 109 (New Westminster Station / Lougheed Station) runs the East Columbia Street corridor. East Columbia Street, Brunette Avenue, McBride Boulevard and North Road serve the area, with Highway 1 access at the Brunette Interchange on the Coquitlam side.
  • Schools and catchments: SD40 catchments are address-based. Skwo:wech Elementary at 331 Richmond Street officially opened June 6, 2022, replacing Richard McBride Elementary, and serves more than 400 K–5 students with an attached child care centre. School names are the Ministry-listed names.
  • The hospital: Royal Columbian Hospital, 330 East Columbia Street, is in Sapperton beside Sapperton Station — a regional referral hospital (cardiology, neurosurgery, high-risk obstetrics, neonatal intensive care); its Jim Pattison Acute Care Tower opened to patients on May 31, 2026 (10 storeys, 388 beds, Phase 2 of a redevelopment whose Phases 2 and 3 together are estimated at nearly $2 billion).
  • Parks and shopping: Hume Park and Lower Hume Park (pool, spray park, sports fields, lacrosse box, off-leash dog park) sit beside the Brunette River, the Brunette-Fraser Greenway runs through the area, Sapperton Landing Park is on the Fraser River waterfront, and Sapperton Park (1907) stands at Columbia Street and Sherbrooke Street. East Columbia Street is the commercial strip — Sapperton Plaza at East Columbia and Knox Street dates to the 1977–78 civic revitalization plan — and the Brewery District adds ground-floor retail at East Columbia and Keary Street. The nearest library branch is the Main Branch of the New Westminster Public Library at 716 6th Avenue in Uptown.

Local rules that affect land buyers in Sapperton

  • City plan: the Official Community Plan is "Our City 2041," Bylaw No. 7925 (2017), under which the Sapperton and Braid station areas are one of the City's Frequent Transit Development Areas, directing transit-supportive density around both stations, and 97 Braid Street is designated the Sapperton Green Transit-Oriented Mixed-Use Community. Sapperton Green is planned to connect to the City's Sapperton District Energy System — a City utility cost future owners there should ask about.
  • Zoning Bylaw No. 6680, 2001 governs. Houses sit in the Single Detached Residential Districts (RS series, s. 310 — RS-1 minimum site 557.40 sq. m. / 6,000 sq. ft., FSR 0.5, with secondary suites and laneway / carriage houses regulated in the same bylaw), townhouse form is regulated under the older districts RT-2 through RT-2C plus RT-3/3A/3B and the newer RT-A and RT-B (at least 836.1 m² of site area, 20 m of frontage and lane access) where designated, and the hospital / Brewery District lands sit in institutional and comprehensive development districts.
  • Subdivision and servicing — Bylaw No. 7142, 2007: subdivision is regulated by the Subdivision and Development Control Bylaw No. 7142, 2007, which requires Approving Officer approval and ensures new lots are adequately serviced and meet the Zoning Bylaw's minimum lot size and frontage requirements, through the City's pre-application / application / Works & Services Agreement process.
  • Flood diligence — Zone 4, Sapperton's own position only: the Brunette River industrial land sits in Floodplain Zone 4, below the Flood Construction Level, while the residential slope sits above it — check the exact lot against the City's flood maps before offering on anything low near Brunette Creek or the Braid-side land. No single city-wide flood figure is stated, and no other sub-area's zone is blended in.
  • Heritage: Sapperton is one of the neighbourhoods documented in the City's Historic Neighbourhood Context Statements, with landmarks such as the 1891 Knox Presbyterian Church on Knox Street — confirm whether a lot's property is on the City's heritage register before planning exterior work or a teardown.
  • 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).

Good to know about Sapperton

  • One masterplan, two tenures, no lots. None of it is lot stock.
  • Sapperton Green carries a utility most buyers have never heard of. The plan connects the site to the City's Sapperton District Energy System — a future City utility cost to ask about before pricing any unit there, and a reminder that the site is a serviced-city masterplan, not raw land.
  • The neighbourhood's name is a rank. Sapperton is "Sappers' Town" — the 1858 Royal Engineers camp nickname outlived the corps, and Sapperton Park (1907) at Columbia and Sherbrooke was named for the Sappers; Fraser Cemetery on the hill above Columbia Street is the area's historic cemetery.
  • The elementary school is new, seismic-safe and named for the river. Skwo:wech Elementary (opened June 6, 2022, $34.98 million, 400+ K–5 students with an attached child care centre) replaced the seismically unsafe Richard McBride Elementary; its name is the halq'eméylem word for sturgeon, honouring Coast Salish connections to the Fraser River.
  • New Westminster is dense and getting denser at the stations. The 2021 Census counted 78,916 people in the city at 5,052 people per sq. km — the second-densest municipality in Canada — and the OCP directs the next density to the Sapperton and Braid station areas, which is the context for Sapperton Green's 4,700 proposed homes.

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

Sources for the land notes on Sapperton

Duplexes and half duplexes in Sapperton

Local rules that affect duplexes in Sapperton

  • Most single detached dwellings and some duplexes in New Westminster are zoned to permit a secondary suite, which must meet Zoning Bylaw s.190.29 and the Building Code — one suite per house; a property may have both a suite and a laneway / carriage house.
  • Flood — Sapperton's own position only, as its own: The City's floodplain study places the industrial land along the Brunette River in Floodplain Zone 4, below the Flood Construction Level — the risk pocket in Sapperton is the low Brunette River / Braid-side land, not the residential slope, and lot-level status should be confirmed with the City.

The province-wide rules are on one page: BC duplex and half-duplex buying rules.

Sources for the duplex notes on Sapperton

What's nearby Sapperton

Times are from OpenStreetMap routing, November 2026.

Transit

  • Sapperton Station is this area's SkyTrain station; TransLink lists it on the Expo Line, at the foot of Keary St in New Westminster, with walkway access to Royal Columbian Hospital.
  • Bus 109 New Westminster Station / Lougheed Station (TransLink) runs via E Columbia St, Keary St and Braid St.
  • Bus 128 Braid Station (TransLink) runs from 22nd Street Station via 8 Ave and Braid St, stopping at Braid St @ E Columbia St.
  • Bus 155 Braid Station / 22nd Street Station (TransLink) runs via E Columbia St, Hospital St and Richmond St.

Parks and recreation

  • Hume Park (City community parks list).
  • Sapperton Park (City community parks list).
  • Sapperton Landing Park (City community parks list); City park page describes an 8-acre waterfront park with a 1 km Fraser River walk.

Schools

  • Skwo:wech Elementary, K-5, SD40 (New Westminster), 331 Richmond St; confirm the catchment with the district.
  • École Glenbrook Middle School, 6-8, SD40 (New Westminster), 701 Park Cres; confirm the catchment with the district.
  • New Westminster Secondary, 9-12, SD40 (New Westminster), 820 6th St; confirm the catchment with the district.
  • Urban Academy Junior (K-3) and Urban Academy Senior (4-12), independent, SD40 list, 466 Rousseau St; confirm the catchment with the district.

Sources for what’s nearby

What's nearby, building by building

Times are from OpenStreetMap routing from each building’s address, November 2026.

  • Ashton Greene, 335 Cedar Street

    Transit
    Sapperton Station is the area's SkyTrain station; TransLink lists it on the Expo Line, at the foot of Keary St in New Westminster. Bus 109 New Westminster Station / Lougheed Station (TransLink) runs via E Columbia St, Keary St and Braid St. Bus 155 Braid Station / 22nd Street Station (TransLink) runs via E Columbia St, Hospital St and Richmond St.
    Parks and recreation
    Sapperton Park is on the City of New Westminster's community parks list. Hume Park is on the City of New Westminster's community parks list.
    Schools
    Skwo:wech Elementary, K-5, SD40 (New Westminster), 331 Richmond St. École Glenbrook Middle School, 6-8, SD40, 701 Park Cres. New Westminster Secondary, 9-12, SD40, 820 6th St.

Regal Manor, 316 Cedar Street

  • Transit: Sapperton Station is this area's SkyTrain station; TransLink lists it on the Expo Line, at the foot of Keary St, with walkway access to Royal Columbian Hospital. Bus 155 Braid Station / 22nd Street Station runs via E Columbia St, Hospital St and Richmond St. Bus 109 New Westminster Station / Lougheed Station runs via E Columbia St, Keary St and Braid St.
  • Parks and recreation: Hume Park is on the City's community parks list.

Sapperton Living, 339 Keary Street

  • Transit: Sapperton Station: TransLink lists it on the Expo Line, at the foot of Keary St, with walkway access to Royal Columbian Hospital.
  • Parks and recreation: Sapperton Park: City of New Westminster community parks list. Hume Park: City community parks list.

The Columbia, 258 Nelson's Court

  • Transit: Bus 128 Braid Station (TransLink) runs from 22nd Street Station via 8 Ave and Braid St, stopping at Braid St @ E Columbia St.
  • Parks and recreation: Sapperton Landing Park is on the City of New Westminster's community parks list; the City describes an 8-acre waterfront park with a 1 km walk along the Fraser River.

Measured walking and driving times from each building

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), starting at each building’s address
BuildingToHowMinutesDistance (km)
Regal ManorRoyal Columbian Hospital (330 E Columbia St)Walk60.5
Regal ManorSapperton ParkWalk70.5
Regal ManorSkwoWalk120.9
Sapperton LivingSave-On-Foods (270 E Columbia St)Walk50.4
Sapperton LivingSkwoWalk70.5
Sapperton LivingSapperton StationWalk80.6
The KearySave-On-Foods (270 E Columbia St)Walk30.2
The KearySapperton StationWalk50.3
The KearyRoyal Columbian Hospital (330 E Columbia St)Walk50.3
The SappertonSave-On-Foods (270 E Columbia St)Walk40.3
The SappertonSapperton StationWalk80.6
The SappertonRoyal Columbian Hospital (330 E Columbia St)Walk100.8

New construction in Sapperton, New Westminster

New Westminster neighbourhoods

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