The Heights, New Westminster Houses for Sale
On this page (16 sections)
- The Heights houses listed and sold, June to October 2026
- Jared's take on The Heights (Massey Victory Heights), New Westminster
- The Heights home prices: what sold, November 2025 to October 2026
- The Heights houses: your questions answered
- More New Westminster houses
- The Heights Houses: streets and boundaries
- The Heights Houses: the housing stock
- The Heights Houses: rules that affect buyers
- The Heights Houses: local details a buyer would not know
- The Heights Houses: development and new projects
- The Heights Houses: costs and taxes
- The Heights Houses: getting around
- The Heights Houses: risks and due diligence
- How The Heights Houses compares
- Sources for The Heights Houses
- Areas near The Heights
The Heights, New Westminster: 25 houses listed at the end of October 2026 and 3 sold in the month, a sales ratio of 12%, which the reports’ scale reads as a balanced market. By listings that is number 2 of 14 New Westminster communities for houses.
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The Heights houses listed and sold, June to October 2026
| Month | Listed | Sold | Sales ratio | Share of New Westminster listings | Share of New Westminster sales |
|---|---|---|---|---|---|
| June 2026 | 29 | 4 | 14% | 18.6% | 18.2% |
| July 2026 | 33 | 4 | 12% | 20.1% | 30.8% |
| August 2026 | 37 | 3 | 8% | 23.1% | 18.8% |
| September 2026 | 33 | 4 | 12% | 20.1% | 44.4% |
| October 2026 | 25 | 3 | 12% | 16.6% | 20.0% |
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
The Heights went from 29 houses listed in June to 25 in October (−13.8%), with 18 sales over the 5 months. That was 16.6% of the 151 houses listed in New Westminster in October.
Jared's take on The Heights (Massey Victory Heights), New Westminster
Veterans-era crescents give The Heights its character as a New Westminster neighbourhood. Post-war houses and newer rebuilds line curving, tree-lined crescents, and the east-side slope looks over the rooftops to the Fraser River and Mount Baker.
The Heights home prices: what sold, November 2025 to October 2026
36 houses sold in The Heights with a median price of $1,420,000 (the middle half sold between $1,208,250 and $1,613,750), taking a median of 28 days to sell at 96.6% of the last list price; 8% sold above list. They had a median $580 per square foot, a median year built of 1954 and a median lot of 6,105 square feet.
| Home type | Sold | Median price | Median days to sell | Sold vs list | Median per sq ft |
|---|---|---|---|---|---|
| Houses | 36 | $1,420,000 | 28 days | 96.6% | $580 |
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
| Period | Sold | Median price |
|---|---|---|
| Nov 2025 to Jan 2026 | 9 | $1,625,000 |
| Feb to Apr 2026 | 8 | $1,315,000 |
| May to Jul 2026 | 13 | $1,460,000 |
| Aug to Oct 2026 | 6 | $1,300,000 |
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
The Heights houses: your questions answered
How many houses are for sale in The Heights?
25, in the Greater Vancouver REALTORS® month-end figures for October 2026. Listings change every day; Jared can tell you what is available now.
Is The Heights a buyers’ or sellers’ market for houses?
The Heights houses sold at a sales ratio of 12% in October 2026, a balanced market on the reports’ scale (under 12% favours buyers, over 20% favours sellers).
How many houses sold in The Heights from June to October 2026?
18 houses sold in The Heights over those 5 months, out of 75 in all of New Westminster.
Can I have both a basement suite and a laneway house?
Yes — that pairing is the pattern the City planned for. The Residential – Detached and Semi-Detached designation lets a principal unit include a secondary suite and a detached house add a laneway or carriage house, and RS-1 zoning allows all three on one lot.
Is The Heights inside the Queen's Park Heritage Conservation Area?
No. New Westminster has exactly one Heritage Conservation Area, covering Queen's Park only, so Heights houses escape its Protected and Non-protected classes and design guidelines. A permit applies only where the individual property carries a designation, Heritage Revitalization Agreement or covenant.
Which school will my child actually get into?
Placement is by catchment, and catchment is not a guarantee. School District 40 places students where space is available by catchment, runs a lottery when in-catchment demand far exceeds room, and sends overflow students to the next available school.
Will the City be digging up my street?
On the named streets, yes, in sequence. The City is replacing the end-of-life street lighting: conduit and bases first, old lights kept on until fixtures arrive, Zone 1 (Mott Crescent, Courtney Crescent) first, then Zone 2 (York Street, Massey Street, William Street, Churchill Avenue).
What did houses in The Heights sell for?
From November 2025 to late October 2026, The Heights recorded 36 house sales at a median of $1,420,000.
How long do houses take to sell in The Heights?
The median was 28 days from listing to sale, and homes sold at a median 96.6% of the last list price (8% sold above list), for sales November 1, 2025 to October 22, 2026.
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
“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
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5 out of 5 stars
“We have sold 2 houses and also bought 2 houses with Jared. He is a very knowledgeable, caring and professional realtor! We highly recommend Jared for selling or buying.”
J.H. Google review
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5 out of 5 stars
“Super happy with Jared and his team! Jared helped me find a commercial space in a tight timeline, went above and beyond for us. Would recommend to anyone!”
C.E. Google review
More New Westminster houses
- The Heights real estate (all home types)
- New Westminster homes for sale
- New Westminster real estate market stats
- Uptown houses for sale
- West End houses for sale
- Connaught Heights houses for sale
- GlenBrooke North houses for sale
- Moody Park houses for sale
- Queens Park houses for sale
- Queensborough houses for sale
- Sapperton houses for sale
The Heights Houses: streets and boundaries
- The Official Community Plan (OCP) names it "Massey Victory Heights," residential neighbourhood 8 of 9 on the mainland; buyers shorten it to "The Heights."
- It runs from East Tenth Avenue (the Burnaby border) south to East Eighth Avenue, east of McBride Boulevard — the line the City's Sapperton / Massey-Victory Heights Transportation Plan uses for this part of the city.
- Neighbours: McBride Sapperton (OCP neighbourhood 9) east, Glenbrooke North west, Queen's Park south-west.
The Heights Houses: the housing stock
- Houses sit in the OCP designation "(RD) Residential – Detached and Semi-Detached Housing": detached houses and duplexes, plus a secondary suite and a laneway or carriage house per lot.
- Base zoning is the Single Detached Residential District (RS-1): single detached dwellings, secondary suites, and laneway or carriage houses.
- Character is guarded: the City's heritage consultant confirmed the decorative street lights have heritage value — five originals on Churchill Avenue will be refurbished — and the neighbourhood has its own City Historic Neighbourhood Context Statement.
- Curving Mott Crescent and Courtney Crescent anchor the west; York Street, Massey Street, William Street and Churchill Avenue run east.
The Heights Houses: rules that affect buyers
- The Province's small-scale multi-unit housing law needed no broad rezoning here: most house lots already allowed a house plus suite and laneway house. About 160 duplex lots were rezoned to RD-1 by Bylaw No. 8453, 2024, to add rental secondary suites.
- The Queen's Park Heritage Conservation Area — the city's only one — does not cover The Heights, but a Heritage Alteration Permit can still apply to a house protected by its own designation, Heritage Revitalization Agreement or covenant; check the Heritage Protection Map.
The Heights Houses: local details a buyer would not know
- Electricity is not BC Hydro: the City runs its own Electrical Utility, billing residential accounts every two months.
- F.W. Howay Elementary sits inside the neighbourhood at 91 Courtney Crescent (district address list dated 2017).
- təməsew̓txʷ Aquatic and Community Centre is at 65 East Sixth Avenue, just south; Royal Columbian Hospital is at 330 East Columbia Street in Sapperton.
- The old lighting is a direct-buried system below current electrical standards, so the City says faults are hard to locate and repairs slow until replacement.
The Heights Houses: development and new projects
- Massey Victory Heights Street Lighting Replacement (City of New Westminster, neighbourhood-wide): design complete, contractor retained, construction expected late May 2026, Zone 1 then Zone 2, five Churchill Avenue poles refurbished. Status: proceeding; Council added preservation scope June 23, 2025; page updated May 19, 2026 (as of November 3, 2026).
- Status: adopted (as of November 3, 2026).
- Brunette Interchange, Highway 1: the City's transportation plan lists a future reconfiguration or replacement (plan dated June 2018).
The Heights Houses: costs and taxes
- Total 2026 residential (Class 1) property tax rate: $4.79312 per $1,000 of assessed value, per the City's 2026 mill rate schedule.
- Utilities are a separate annual flat-rate bill: a single family dwelling pays $2,753.73 net for 2026 after the 5% discount (water $881.20, sewer $1,364.21, solid waste $508.32); a suite raises it to $4,143.46 net. Mailed late February; discount needs payment by May 4, 2026.
- 2026 Home Owner Grant: up to $570 basic, $845 at 65-plus, threshold $2,075,000, claimed with the Province.
The Heights Houses: getting around
- TransLink's 128 bus runs the south edge: "From 22nd Street Station via 7 Ave, 23 St, 8 Ave, Braid St, Rousseau, access road to Braid Station" (timetable effective June 8, 2026).
- Sapperton and Braid station areas, east of the neighbourhood, are Frequent Transit Development Areas in the City's OCP Regional Context Statement (March 9, 2026).
- Below Hume Park, the Brunette River corridor carries the Brunette Fraser Greenway trail that Development Permit Area 7.1 is designated in part to continue.
The Heights Houses: risks and due diligence
- Lots near the Brunette River / Hume Park edge: check Development Permit Area 7.1 (Brunette River), whose guidelines lead with geotechnical hazard mitigation for steep bank slopes.
- The Sapperton Reach, from Hume Park's east boundary to the Braid Station SkyTrain overpass, has a south-bank embankment steeper than 30 percent — a corridor-lot issue, not an interior-street one.
- Heritage designation and Heritage Revitalization Agreements supersede Transit Oriented Development Area height and density entitlements — check the Heritage Protection Map before pricing a rebuild.
How The Heights Houses compares
| Fact | The Heights (Massey Victory Heights) | Queen's Park | McBride Sapperton |
|---|---|---|---|
| OCP neighbourhood number | 8 | 7 | 9 |
| In the Queen's Park Heritage Conservation Area | No | Yes — the city's only one | No |
| 2026 residential tax rate per $1,000 | $4.79312 | $4.79312 | $4.79312 |
| Elementary school inside the neighbourhood | F.W. Howay, 91 Courtney Crescent | Herbert Spencer, 605 Second Street | Skwo:wech, 331 Richmond Street |
Sources for The Heights Houses
- City of New Westminster OUR CITY 2041 Official Community Plan New Westminsters Residential Neighbourhoods Map (opens in a new tab)
- City of New Westminster Sapperton Massey Victory Heights Transportation plan Summary Report V01b for (opens in a new tab)
- City of New Westminster CNW Interactive Land Use Map. (opens in a new tab)
- City of New Westminster 300 One and Two Unit Residential As of June 8 2026 (opens in a new tab)
- City of New Westminster Official page (opens in a new tab)
- City of New Westminster Heritage Research Resources (opens in a new tab)
- City of New Westminster Devprojects (opens in a new tab)
- City of New Westminster Attachment C2 Small Scale Multi Unit Housing Legislation and Implementation Summary (opens in a new tab)
- City of New Westminster Heritage Protection Development (opens in a new tab)
- New Westminster Schools Registration (opens in a new tab)
- City of New Westminster Electrical Utility (opens in a new tab)
- City of New Westminster Facilities (opens in a new tab)
- Fraser Health .XSdr3flKhGM (opens in a new tab)
- City of New Westminster 26 CNW Mill Rates (opens in a new tab)
Areas near The Heights
The 8 closest neighbourhoods we cover, nearest first. Distances are straight-line between centre points, so the drive is longer.
- The Crest: 0.4 km to the north, in Burnaby.
- Sapperton: 0.8 km to the east, in New Westminster.
- Queen’s Park: 1.7 km to the south, in New Westminster.
- Moody Park: 2.6 km to the south-west, in New Westminster.
- Maillardville: 2.8 km to the east, in Coquitlam.
- Bridgeview: 3.2 km to the south-east, in Surrey.
- Burnaby Lake: 3.5 km to the north-west, in Burnaby.
- Highgate: 4.0 km to the west, in Burnaby.
Centre points: OpenStreetMap contributors and Wikipedia.
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