West End, New Westminster Homes for Sale

On this page (20 sections)

West End, New Westminster: 19 houses and 2 condos and townhomes listed at the end of October, with 1 and 0 sold in the month. It is one of 14 communities the Greater Vancouver REALTORS® figures break out for New Westminster.

Where West End sits

The map loads when you scroll to it.

Drag to move the map. Zoom in to show the names of smaller areas. Press an area to open its page.

Drive time to West End

Drive time from West End

Type your work or school address to see an estimated drive time. It runs in your browser and nothing you type is saved or sent to us.

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.

Email me new listings for this search

Get new homes by email as they come on the market. Jared sets up the alert for you.

Sent by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, #201, 15272 Croydon Drive, Surrey, BC V3Z 0Z5, 604-928-1361, jaredgibbons@royallepage.ca. Every email has an unsubscribe link. Privacy Policy

West End homes listed and sold, June to October 2026

West End, October 2026. Detached houses: 19 listed at month end and 1 sold in October, a sales ratio of 5% (a buyers’ market). Condos and townhomes: 2 listed at month end and 0 sold in October.

West End listings, sales and sales ratio by month
MonthHouses listedHouses soldHouses ratioCondos and townhomes listedCondos and townhomes soldCondos and townhomes ratio
June 202618317%10—
July 202617212%00—
August 20261616%00—
September 2026160—20—
October 20261915%20—

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: 7 sold over 5 months against an average of 17.2 listed, about 12.3 months of listings at that pace; the busiest month was June with 3 sold. Condos and townhomes: 0 sold over 5 months against an average of 1.0 listed.

How West End compares with the rest of its city

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

West End against the whole city, October 2026
Home typeShare of city listingsShare of city salesCommunity sales ratio against cityRank on sales ratio
Detached houses12.6%6.7%5% against 10%5 of 5
Condos and townhomes0.5%0.0%— against 16%Under 10 listed

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 18 in June to 19 in October (+5.6%), and it took 9.3% of the city’s 75 sales over the period; condos and townhomes: listings was 1 in June and 2 in October, too few (under 3) to call a rise or fall, and it took 0.0% of the city’s 327 sales over the period.

The monthly write-ups singled out West End for detached houses in June (a sellers’ best bet); detached houses in August, October (a buyers’ best bet).

West End share of New Westminster listings and sales by month

In West End, its share of the houses listed in New Westminster went from 11.5% in June to 12.6% in October and its share of the condos and townhomes listed went from 0.2% to 0.5%. 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.

West End 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 202611.5%13.6%0.2%0.0%
July 202610.4%15.4%0.0%0.0%
August 202610.0%6.2%0.0%0.0%
September 20269.8%0.0%0.5%0.0%
October 202612.6%6.7%0.5%0.0%

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

West End home prices: what sold, November 2025 to October 2026

17 houses sold in West End with a median price of $1,484,000 (the middle half sold between $1,360,000 and $1,835,500), taking a median of 20 days to sell at 97.1% of the last list price; 6% sold above list. They had a median $581 per square foot, a median year built of 1945 and a median lot of 6,510 square feet.

West End: what sold, by home type
Home typeSoldMedian priceMedian days to sellSold vs listMedian per sq ft
Houses17$1,484,00020 days97.1%$581

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

West End real estate: your questions answered

How many homes are for sale in West End?

At the end of October 2026 the Greater Vancouver REALTORS® figures showed 19 houses and 2 condos and townhomes listed in West End. Those are month-end counts and they move daily, so ask Jared for a current list.

Is West End a buyers’ or sellers’ market?

In October 2026, houses had a sales ratio of 5% (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 West End from June to October 2026?

7 houses and 0 condos and townhomes sold in West End over those 5 months; detached houses peaked in June with 3 sold.

How big is West End compared with the rest of New Westminster?

In October 2026, West End held 12.6% of the 151 detached houses listed in New Westminster and 0.5% of the 413 condos and townhomes listed in New Westminster.

What mix of houses and condos is for sale in West End?

In October 2026, houses made up 90.5% of the 21 homes listed in West End and condos and townhomes made up 9.5%; of the 1 that sold, houses were 100.0% and condos and townhomes 0.0%.

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

Listings of detached houses rose from 18 in June to 19 in October 2026 (+5.6%); condos and townhomes was 1 in June and 2 in October 2026, too few (under 3) to call a rise or fall.

Which elementary school serves the West End?

Lord Kelvin Elementary, Kindergarten to Grade 5, at 1010 Hamilton Street, is the neighbourhood school building; School District No. 40 (SD40) assigns by home address, so confirm the exact address with the district. The district's long-range plan also lists a Lord Kelvin Elementary replacement at increased capacity as a future capital project.

Can I build a laneway house behind a Twelfth Street house?

The zoning intent says yes in principle. The NR-1 district that covers the West End allows single detached dwellings with secondary suites and laneway or carriage houses, many West End streets have rear laneways, and the June 2026 infill amendments removed the need for a site-specific rezoning on most single detached properties — the lot's own RGO-A or RGO-B designation sets the unit count.

Is the West End in the Fraser River floodplain?

The West End sits on the slope above the river, not on the flat. The City's flood page states the city covers twelve square kilometres of which five are within the provincial floodplain boundaries, and development in flood-susceptible lands is controlled through the subdivision and development process — a buyer checks the specific lot against the City's Flood Susceptibility Map rather than the neighbourhood name.

What is the Twelfth Street strip?

It is the West End's commercial street and a documented heritage corridor. The City prepared a Twelfth Street Heritage Inventory to augment its heritage and geographic information system records and inform community planning for the street, ahead of expected commercial and residential development, and the street's commercial district stayed active through the 1950s and 1960s on the inventory's account.

What did houses in West End sell for?

17 houses sold in West End from November 1, 2025 to October 22, 2026, at a median price of $1,484,000.

How long do houses take to sell in West End?

Half sold in 20 days or less, at a median 97.1% of the last list price; 6% went over asking (sales from 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.

  • 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

    “It was such a pleasure working with Jared. He was professional, communicative, and incredibly easy to work with throughout the entire process…”

    A.J.P. Google review

  • 5 out of 5 stars

    “Jared was fantastic to work with—friendly, down to earth, and always on top of communication. He really listened to what we needed and set up viewings that fit us perfectly. Highly recommend!”

    J.N. Google review

More New Westminster real estate

West End by home type

West End: streets and boundaries

  • The West End is the City of New Westminster's western residential neighbourhood: the City's west-side study area pairs the West End with Connaught Heights, bordered by Tenth Street to the north, Fenwick Avenue to the west, Stewardson Way and Sixth Avenue to the south, and Twelfth Street to the east.
  • Twelfth Street is the neighbourhood's commercial spine and its eastern edge: the City commissioned a Twelfth Street Heritage Inventory in 2003 because the street was expected to see new commercial and residential development.
  • The ground slopes: the City's Street Tree Master Plan notes the West End and Connaught Heights value views sloping down south and west to the Fraser River.

West End: the housing stock

  • The West End is predominantly single-family in character, with commercial and multi-family uses only on sections of Twelfth Street, Sixth Street and Eighth Street, per the City's Street Tree Master Plan planting area D.
  • The build era is early: the same plan records that the West End developed in the late 1800s and early 1900s, and many residential streets have rear laneways.
  • The Twelfth Street corridor stock is older still in places: the City's heritage inventory documents the street's older buildings, including the Boughen-designed houses in the 400 block of Twelfth Street.

West End: rules that affect buyers

  • The West End has its own zoning family: the Neighbourhood Single Detached Residential District (NR-1) was designed for single detached dwellings in Moody Park, the West End and Connaught Heights, and its stated intent is to allow single detached dwellings, secondary suites, and laneway or carriage houses in the West End, Kelvin and Connaught Heights neighbourhoods.
  • Small lots have their own district here too: NR-5 (Small Lot Dwelling Districts, implemented 1997) sits alongside NR-1 and the RT-1A duplex districts in the City's NR zoning guide.
  • Infill rules changed city-wide in June 2026: Council adopted Official Community Plan and Zoning Bylaw amendments permitting up to six units of infill housing — secondary suites, laneway and carriage houses, triplexes, quadplexes and other multiplex forms — on single detached and duplex properties across most of the city, without a site-specific rezoning.

West End: local details a buyer would not know

  • The West End's first school predates most of its houses: West End School opened in 1889 on a small site on Twelfth Street at Nanaimo Street and was immediately found too small for the population.
  • A landmark sits at the corner of Sixth Avenue and Twelfth Street: the West End Methodist Church, built in 1891 to a late Victorian Gothic design by architect George W. Grant, per the City's heritage inventory.
  • West End streets are in the City's tree-planting Area D, where 2016 canopy cover was about 21 percent — the City's own figure for this group of neighbourhoods.
  • The City treats the west side as under-served for family facilities: its west-side child development hub needs assessment covers the West End and Connaught Heights together and records a current lack of facilities, programs and services on the west side.

West End: development and new projects

  • Lower Twelfth Street land assembly, City of New Westminster: the City purchased three properties — 235 Thirteenth Street, 240 Twelfth Street and 221 Twelfth Street — taking possession on September 15, 2026, for a total of $28.5 million from City reserves; status — land held, existing uses continue, and the City states there is currently no timeline for developing the properties (as of November 3, 2026).

West End: costs and taxes

  • New Westminster's 2026 total residential property tax rate is 4.79312 per $1,000 of assessed value in the City's 2026 property tax model, all taxing authorities combined.
  • Utilities are a separate flat-rate bill: for a single-family dwelling in 2026 the net charges after the 5 percent discount are water $881.20, sewer $1,364.21 and solid waste (120-litre cart) $508.32, a subtotal of $2,753.73, with the statement mailed in late February and full payment due Monday, May 4, 2026 for the discount.
  • A house with a secondary suite pays more: the 2026 net utility subtotal for a single-family dwelling with a secondary suite is $4,143.46, because the suite adds its own water and sewer charges and a 240-litre solid waste cart.

West End: getting around

  • Route 112 is the West End's spine bus: New Westminster Station/Edmonds Station via Twelfth Street, Bay 10 at New Westminster Station.
  • Route 106 runs the Sixth Street side, New Westminster Station/Edmonds Station, and route 123 runs Eighth Street to Brentwood Station; TransLink increased service on all three routes from April 20, 2026.

West End: risks and due diligence

  • Flood is checked lot by lot, not by neighbourhood: the City created a Flood Susceptibility Map from the provincial Fraser River Flood Profile showing areas that can flood during spring freshet, and 170 hectares of the mainland floodplain are unprotected by dyke.
  • Heritage is the second check on Twelfth Street: confirm whether a house is on the City's Heritage Register or in the Twelfth Street Heritage Inventory before planning a teardown, because the inventory was prepared to document older buildings ahead of development pressure.
  • The City is updating its Flood Management Strategy to current climate science and newer regulations, so flood construction requirements for low lots may change; the strategy page does not give a lot-level flood construction level.

How West End compares

West End compared
FactWest EndConnaught HeightsMoody Park
Zoning family intentNR-1 allows suites and laneway/carriage housesNR-1 — named in the same district intentNR-1 — named in the City's NR zoning guide
Build era (City tree plan)Late 1800s and early 1900sPredominantly 1930sLate 1800s and early 1900s
School districtSD40SD40SD40
Speculation and Vacancy Tax areaYesYesYes

Sources for West End

New Westminster neighbourhoods

Build my search

Where are you starting?

Answer four quick questions and tell me where to send it. I will reply with homes to look at and the next steps.

Ready to get started?

Call 604-928-1361 or Email me today and let's discuss your next home sale or purchase.