Uptown, New Westminster Homes for Sale

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Uptown, New Westminster: 14 houses and 97 condos and townhomes listed at the end of October, with 1 and 23 sold in the month. It is one of 14 communities the Greater Vancouver REALTORS® figures break out for New Westminster.

Royal City Centre frontage at street level on Sixth Avenue in New Westminster
Photo: Yuet Man Lee, CC BY-SA 4.0, via Wikimedia Commons. Resized and compressed.

Where Uptown sits

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Uptown homes listed and sold, June to October 2026

Uptown, October 2026. Detached houses: 14 listed at month end and 1 sold in October, a sales ratio of 7% (a buyers’ market). Condos and townhomes: 97 listed at month end and 23 sold in October, a sales ratio of 24% (a sellers’ market).

Uptown listings, sales and sales ratio by month
MonthHouses listedHouses soldHouses ratioCondos and townhomes listedCondos and townhomes soldCondos and townhomes ratio
June 202610110%1061615%
July 20261318%931718%
August 2026130—961213%
September 2026140—1081312%
October 20261417%972324%

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 12.8 listed, about 21.3 months of listings at that pace; the busiest month was June with 1 sold. Condos and townhomes: 81 sold over 5 months against an average of 100.0 listed, about 6.2 months of listings at that pace; the busiest month was October with 23 sold.

How Uptown compares with the rest of its city

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

Uptown against the whole city, October 2026
Home typeShare of city listingsShare of city salesCommunity sales ratio against cityRank on sales ratio
Detached houses9.3%6.7%7% against 10%3 of 5
Condos and townhomes23.5%34.8%24% against 16%1 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 rose from 10 in June to 14 in October (+40.0%), and it took 4.0% of the city’s 75 sales over the period; condos and townhomes: listings fell from 106 in June to 97 in October (−8.5%), and it took 24.8% of the city’s 327 sales over the period.

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

Uptown share of New Westminster listings and sales by month

In Uptown, its share of the houses listed in New Westminster went from 6.4% in June to 9.3% in October and its share of the condos and townhomes listed went from 22.3% to 23.5%. 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.

Uptown 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 20266.4%4.5%22.3%25.0%
July 20267.9%7.7%20.8%24.6%
August 20268.1%0.0%21.6%19.7%
September 20268.5%0.0%24.3%19.4%
October 20269.3%6.7%23.5%34.8%

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

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

Uptown: what sold, by home type
Home typeSoldMedian priceMedian days to sellSold vs listMedian per sq ft
Houses10$1,312,50016 days98.2%$601
Condos125$529,00025 days97.0%$548
Townhomes10$776,00015 days98.0%$592

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

Uptown: condos sold by quarter
PeriodSoldMedian price
Nov 2025 to Jan 202627$529,000
Feb to Apr 202628$544,500
May to Jul 202645$515,000
Aug to Oct 202625$505,000

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

Uptown: buildings and complexes with the most condos sold
Building or complexSoldMedian priceMedian days to sellMedian year builtMedian strata fee
Discovery Reach7$545,00012 days1998$511 a month
Berkley Place6$681,50022 days1996$678 a month
The Woodward5$732,00021 days1999$654 a month

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

Uptown real estate: your questions answered

How many homes are for sale in Uptown?

At the end of October 2026 the Greater Vancouver REALTORS® figures showed 14 houses and 97 condos and townhomes listed in Uptown. Those are month-end counts and they move daily, so ask Jared for a current list.

Is Uptown a buyers’ or sellers’ market?

In October 2026, houses had a sales ratio of 7% (a buyers’ market); condos and townhomes had 24% (a sellers’ 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 Uptown from June to October 2026?

3 houses and 81 condos and townhomes sold in Uptown over those 5 months; detached houses peaked in June with 1 sold and condos and townhomes peaked in October with 23 sold.

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

In October 2026, Uptown held 9.3% of the 151 detached houses listed in New Westminster and 23.5% of the 413 condos and townhomes listed in New Westminster.

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

In October 2026, houses made up 12.6% of the 111 homes listed in Uptown and condos and townhomes made up 87.4%; of the 24 that sold, houses were 4.2% and condos and townhomes 95.8%.

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

Listings of detached houses rose from 10 in June to 14 in October 2026 (+40.0%); condos and townhomes fell from 106 in June to 97 in October 2026 (−8.5%).

Is there a bare-land subdivision or a lot package I can buy in Uptown?

Uptown is a built-out plateau — what trades as land is the individual fee-simple RS house lot.

Is any Uptown lot a bare-land strata lot?

If a listing suggests strata tenure on a detached-looking lot, tenure is a title check: a bare-land strata lot carries a Form B, strata fees and registered bylaws even though the house on it looks freehold.

What does the Frequent Transit Development Area label mean for my lot?

It is a planning direction in Our City 2041 (Bylaw 7925, 2017) steering higher-density, transit-supportive growth to the Sixth Street / Sixth Avenue core — not a rezoning of your lot. Confirm the exact designation and zoning with the City before pricing in redevelopment value.

Can I add a suite or a laneway house to an Uptown lot?

The RS districts allow secondary suites, and laneway / carriage houses are regulated under Zoning Bylaw No. 6680 — pull the City permits and confirm the specific lot's permissions before valuing the second dwelling; documented, permitted suite space is a marketable feature on resale.

I read that Uptown townhouses sit in "RT-A and RT-B" districts — is that right?

Possibly, if the lot is designated or rezoned for townhouses: RT-A and RT-B are New Westminster's newer townhouse districts (at least 836.1 m² (9,000 sq. ft.) of site area, at least 20 m of frontage and lane access). Uptown's side streets sit in the RS districts, so check the lot's current zoning with City Planning.

Is Penny Lane a half duplex I can buy one side of?

A strata unit there is bought as a strata lot under Form B diligence — it is not a duplex half in either legal form documented here.

Can an Uptown house carry a suite or a laneway house?

The RS districts allow secondary suites and regulate laneway / carriage houses under Zoning Bylaw 6680 — pull the City permits before advertising suite space, and note a suite is not a separately saleable half.

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

    “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

  • 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

    “Jared is a dream realtor. He spent lots of time helping me find my first home (a beautiful condo) in 2021 and in 2025 helped me sell the condo in a matter of days as my husband and I purchased our first home together (an incredible row home)…”

    A.B. Google review

More New Westminster real estate

Uptown by home type

Lots and land in Uptown NW

Fee-simple lots

  • The residential side streets off the Sixth Street core are single-detached homes under the Single Detached Residential Districts (RS series) of Zoning Bylaw No. 6680, 2001 — a mix of the city's older housing stock and later infill. RS-1 (s.310) sets a minimum site area of 557.40 sq. m. (6,000 sq. ft.) and a floor space ratio of 0.5. Freehold dominates the side streets: a fee-simple Uptown lot carries no strata, no Form B and no strata fees — title, City bylaws and any registered covenants govern.
  • Added-homes potential is part of the lot's value: the RS districts allow secondary suites, and laneway / carriage houses are regulated under the same bylaw — a standard check on any Uptown house purchase, and documented, permitted suite space is a marketable feature on resale.

Designations, assemblies and presale lots

  • Before pricing in redevelopment value, confirm the exact OCP designation and zoning of the specific lot with the City.

Streets, schools and getting around Uptown NW

  • What and where: Uptown is the City of New Westminster's uphill commercial and civic core, centred on Sixth Street and Sixth Avenue above the Downtown waterfront — roughly between Royal Avenue / Sixth Avenue, Eighth Street and Tenth Street, taking in City Hall (511 Royal Avenue), the New Westminster Public Library Main Branch (716 6th Avenue), Moody Park's east edge and the Sixth Street shopping corridor.
  • Nearby areas: Downtown and the Quay below the hill to the south, Queen's Park to the east, Brow of the Hill to the west, Moody Park and Glenbrooke North to the north, The Heights beyond McBride Boulevard.
  • Planning identity: Uptown is identified in the City's Official Community Plan — Our City 2041, Bylaw No. 7925, 2017 — as a Frequent Transit Development Area, one of the areas where the City directs higher-density, transit-supportive growth. That is a planning direction for the core, not a rezoning of any specific lot.
  • SD40 operates only one secondary school; the replacement New Westminster Secondary School at 820 Sixth Street opened January 11, 2021 ($106.5 million, 1,900 seats) and is already operating above capacity per the district's long-range facilities plan.
  • Transit and roads: there is no SkyTrain station inside Uptown; the nearest are New Westminster Station and Columbia Station (Expo Line) at the foot of the hill downtown. TransLink routes 105 (Uptown / New Westminster Station) and 106 (Edmonds Station / New Westminster Station) run through the Uptown corridors, and routes 103 and 123 also serve the Sixth Street / Sixth Avenue area. Sixth Street, Sixth Avenue, Eighth Street and Royal Avenue are the main streets; McBride Boulevard links the area north to Sapperton and south toward the Pattullo Bridge.
  • Shopping and civic anchors: Royal City Centre, the enclosed mall at 610 Sixth Street, describes itself as New Westminster's premier shopping destination with over 40 shops and services (mall operator source: the Sixth Street and Sixth Avenue street-front corridors carry the rest of Uptown's shops, restaurants and services. Recreation: Moody Park (outdoor pool, spray park, sports fields; Moody Park Arena at 701 8th Avenue) and, a short distance east, the təməsew̓txʷ Aquatic and Community Centre at 65 East Sixth Avenue, fully opened May 2024. The city's hospital is Royal Columbian Hospital, 330 East Columbia Street in Sapperton.
  • Flood position — this area's own, stated precisely: the City's floodplain study zones only the 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.
  • ALR: no Agricultural Land Reserve land is identified in Uptown; ALR status for any specific property is checked in the Agricultural Land Commission's ALR Property and Map Finder.
  • Population context: the 2021 Census counted 78,916 people in New Westminster, up 11.2% from 70,996 in 2016, at 5,052 people per sq. km — the second-densest municipality in Canada.

Local rules that affect land buyers in Uptown NW

  • City plans and zoning (New Westminster's own bylaws): OCP "Our City 2041," Bylaw No. 7925, 2017; Zoning Bylaw No. 6680, 2001. Apartment buildings concentrate along the Sixth Street / Sixth Avenue core under the multiple-unit residential and commercial high-rise districts; the side streets sit in the RS districts — RS-1 (s.310): minimum site area 557.40 sq. m. (6,000 sq. ft.), FSR 0.5. Secondary suites are allowed in the RS districts and laneway / carriage houses are regulated under the same bylaw.
  • Heritage: Uptown's side streets hold some of the city's older housing stock.
  • Purchase prohibition / speculation taxes: Vancouver's Empty Homes Tax (3%) does not apply — it is a City of Vancouver tax only.

Good to know about Uptown NW

  • The city's only secondary school is already over capacity. New Westminster Secondary (820 Sixth Street, 1,900 seats, opened January 11, 2021) is above capacity in SD40's own long-range facilities plan — it matters to every Uptown family purchase regardless of elementary catchment.
  • One Uptown tower opens into the mall — and its directory record is stale. The Woodward (612 Sixth Street, LMS3871) has direct internal access to Royal City Centre per its manager's welcome package, but its directory record still prints a "rentals not allowed" line voided November 24, 2022, and its unit count conflicts across sources.
  • Legion Manor's published counts are from 2009. Every published figure for Legion Manor (123 + 6 accessible units) traces to the City's 2009 Non-Market Housing Inventory.

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

Sources for the land notes on Uptown NW

Duplexes and half duplexes in Uptown

Local rules that affect duplexes in Uptown

  • Zoning Bylaw No. 6680, 2001 governs. The townhouse residential districts are the older RT-2, RT-2A, RT-2B, RT-2C and RT-3, RT-3A, RT-3B, plus the newer RT-A and RT-B (at least 836.1 m² (9,000 sq. ft.) of site area, at least 20 m of frontage and lane access). M. The side streets sit in the Single Detached Residential Districts (RS series), where RS-1 (s.310) sets a minimum site area of 557.40 sq. M. (6,000 sq. Ft.) and a floor space ratio of 0.5.
  • Suites and added homes: The Zoning Bylaw's RS districts allow secondary suites, and laneway / carriage houses are regulated under the same bylaw — a standard check on any Uptown house purchase; a suite or laneway unit inside a house is not a duplex half and is not separately saleable on that basis.

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

What's nearby Uptown New Westminster

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid-transit stations, downhill: New Westminster Station (Expo Line), at Columbia and 8th St, and Columbia Station (Expo Line), on Columbia at 4th St.
  • 105 Uptown / New Westminster Station (TransLink): from New Westminster Station via 8 St, Royal, 6 Ave, 8 Ave and 6 St, with Moody Park as a timing point.
  • 106 Edmonds Station (TransLink): from New Westminster Station via Carnarvon and 6 St to Edmonds St.
  • 123 Brentwood Station (TransLink): from New Westminster Station via 8 St, Canada Way and Willingdon.

Parks and recreation

  • New Westminster Public Library, Main Branch, 716 6th Avenue.
  • Moody Park Arena, 701 8th Ave — a City facility.
  • təməsew̓txʷ Aquatic and Community Centre, 65 E Sixth Ave — a City facility.

Schools

  • Lord Kelvin Elementary, K–5; Lord Tweedsmuir Elementary, K–5; Fraser River Middle, 6–8 — School District 40 (New Westminster); confirm the catchment with the district for each.
  • New Westminster Secondary, 9–12, School District 40 (New Westminster); confirm the catchment with the district.

Groceries and shopping

  • Royal City Centre (shopping centre), 610 6th St.

Sources for what’s nearby

What's nearby, building by building

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

  • 258 Sixth Street

    Transit
    Nearest rapid-transit stations: New Westminster Station and Columbia Station (Expo Line), downhill at Columbia St (TransLink). Route 105 Uptown / New Westminster Station, via 8 St, 6 Ave and 6 St, TransLink. Route 106 Edmonds Station / New Westminster Station, via 6 St, TransLink.
    Parks and recreation
    Moody Park, listed on the City of New Westminster spray-parks page. Moody Park Arena, 701 8th Ave (City facilities page).
    Schools
    Fraser River Middle, 6–8, 800 Queens Ave, SD40 New Westminster; confirm the catchment with the district. Lord Kelvin Elementary, K–5, 1010 Hamilton St, SD40; confirm the catchment with the district. New Westminster Secondary, 9–12, 820 6th St, SD40; confirm the catchment with the district.
    Shopping
    Royal City Centre (shopping centre), 610 6th St, New Westminster. Save-On-Foods, 610 6th St #198, New Westminster.

Amara Terrace, 1026 Queens Avenue

  • Parks and recreation: Queen's Park, the City's 75-acre park with sports fields and courts (City of New Westminster). Queen's Park Arena, 51 Third Avenue (City of New Westminster).
  • Schools: Herbert Spencer Elementary, K–5, 605 Second St, SD40; confirm the catchment with the district.

Ashington Court, 425 Ash Street

  • Schools: Lord Kelvin Elementary, K–5, 1010 Hamilton St, SD40 New Westminster; confirm the catchment with the district. Fraser River Middle, 6–8, 800 Queens Ave, SD40; confirm the catchment with the district.

  • Penny Lane, 221 Ash Street

    Transit
    Nearest station: New Westminster Station (Expo Line), at Columbia and 8th St. Route 105 Uptown / New Westminster Station, via 8 St, Royal Ave, 6 Ave, 8 Ave, 6 St and Queens Ave, TransLink. Route 106 Edmonds Station, from New Westminster Station via Carnarvon St and 6 St, TransLink.
    Parks and recreation
    Tipperary Park, 315 Queens Ave, New Westminster, on the City parks pages. Moody Park, New Westminster, listed among the City's spray-park locations.
    Schools
    Fraser River Middle, grades 6-8, 800 Queens Ave, School District 40 (New Westminster). Lord Kelvin Elementary, grades K-5, 1010 Hamilton St, School District 40 (New Westminster).

Queens Terrace, 1032 Queens Avenue

  • Transit: Route 105 Uptown / New Westminster Station, via 2 St, Queens Ave, 1 St and Columbia St, TransLink.

  • The Woodward, 612 Sixth Street

    Transit
    Nearest rapid-transit station: New Westminster Station (Expo Line), downhill at Columbia and 8th St. Route 106 Edmonds Station, from New Westminster Station via Carnarvon St and 6 St, with a timing point at 6 St at 6 Ave, TransLink. Route 105 Uptown / New Westminster Station, via 8 St, Royal Ave, 6 Ave and 6 St, TransLink.
    Parks and recreation
    New Westminster Public Library, Main Branch, 716 6th Avenue.
    Schools
    New Westminster Secondary, grades 9-12, 820 6th St, School District 40 (New Westminster). Herbert Spencer Elementary, grades K-5, 605 Second St, School District 40 (New Westminster).

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)
Penny LaneFraser River Middle, 800 Queens AveWalk40.3
Penny LaneTipperary ParkWalk100.7
Penny LaneNew Westminster StationWalk120.9
Queens TerraceFraser River Middle, 800 Queens AveWalk50.4
Queens TerraceNew Westminster StationWalk110.8
Queens TerraceTipperary ParkWalk151.2
ViceroyNew Westminster Public Library, 716 6th AvenueWalk30.2
ViceroyMoody ParkWalk100.8
ViceroyRoyal City Centre, 610 6th StWalk100.8

Sources for what’s nearby each building

New Westminster neighbourhoods

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