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New Westminster Homes with Suites

New Westminster Homes with Suites are found across established detached-home areas from Queensborough and the West End to Sapperton, The Heights and Queen’s Park. New Westminster Homes with Mortgage Helper can provide rental income or space for extended family, while New Westminster Homes with Basement Suites and New Westminster Homes with Rental Suites vary in approval status, natural light, parking, laundry, access and separation from the main residence.

New Westminster Houses with Suites need property-specific due diligence because the city combines historic neighbourhoods, five SkyTrain stations, floodplain conditions in Queensborough and newer infill zoning across much of the mainland. Buyers should verify permits and the approved dwelling configuration before relying on a suite for rental income, financing or future redevelopment. New Westminster now has five Transit-Oriented Development Areas, while Queensborough remains subject to its own flood and infrastructure considerations.

Browse Active New Westminster Homes with Suites for Sale - MLS® Listings

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  • 316 Pembina Street, New Westminster - Queensborough

    316 Pembina Street Queensborough New Westminster V3M 5J6
    Main Photo: 316 Pembina Street, New Westminster - Queensborough

    316 Pembina Street New Westminster V3M 5J6 Queensborough

    $908,000
    Residential
    Status:
    Active
    MLS® Num:
    R3093495
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    2,070 sq. ft.
    Great opportunity to own this 50x130 level lot in the ever growing Queensborough neighbourhood. Million dollar houses surround the area and very good future developments. A great investment or family home with some updates on roof, hot water tank & laminate flooring. 2 bedrooms on the main floor with kitchen, possible student accommodation or suite with kitchenette, living room, bath & bedroom on the top level & legal suite in basement. Potential for 3 separate suites. This home offers something for everyone. Near to Queensborough Landing (Walmart, Costco) shopping, local parks & transit is very accessible. Walking distance to reputable school Queen Elizabeth Elementary, Queenborogh Middle School. Quick access to both HWY 99 and 91(Vancouver). Don't miss it!open house July 25 2PM More details
    Listed by TML Management Group Ltd.
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 215 Shaw Street, New Westminster - Uptown NW

    215 Shaw Street Uptown NW New Westminster V3M 4B4
    Main Photo: 215 Shaw Street, New Westminster - Uptown NW

    215 Shaw Street New Westminster V3M 4B4 Uptown NW

    $979,000
    Residential
    Status:
    Active
    MLS® Num:
    R3150904
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,400 sq. ft.
    Cozy 2 bdrm house + separate bachelor suite. Detached workshop, private backyard. Close to schools, SkyTrain, Westminster Quay, park. Please see VR tour before booking. tenanted property, Tenant willing to stay. Price as a townhouse. Hold it developer it later. Please see 360 Virtual Tour More details
    Listed by Royal Pacific Realty (Kingsway) Ltd.
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 341 Buchanan Avenue, New Westminster - Sapperton

    341 Buchanan Avenue Sapperton New Westminster V3L 3Z3
    OPEN HOUSE: Oct 10, 2026
    02:00 PM - 03:00 PM PDT
    Open House on Saturday, October 10, 2026 2:00PM - 3:00PM
    Main Photo: 341 Buchanan Avenue, New Westminster - Sapperton

    341 Buchanan Avenue New Westminster V3L 3Z3 Sapperton

    $989,900
    Residential
    Status:
    Active
    MLS® Num:
    R3171570
    Bedrooms:
    7
    Bathrooms:
    3
    Floor Area:
    1,868 sq. ft.
    Excellent land value in a highly desirable, established residential neighbourhood. Situated on a great street surrounded by homes and mature landscaping, this property offers an ideal opportunity to hold and rent while planning your future dream home. The existing residence provides 4 bedrooms across the main and upper levels, plus a 3-bedroom mortgage suite, offering strong rental flexibility and income potential in the meantime. Enjoy a fully fenced backyard and a convenient location close to Sapperton SkyTrain, Royal Columbian Hospital, Sapperton and Hume Parks, schools, shopping and transit, with easy access to Hwy 1. Walking distance to Skwo Elementary. A great opportunity to secure land in a well-connected residential community and build for the future. More details
    Listed by RE/MAX Select Realty
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 253 Boyne Street, New Westminster - Queensborough

    253 Boyne Street Queensborough New Westminster V3M 5J7
    Main Photo: 253 Boyne Street, New Westminster - Queensborough

    253 Boyne Street New Westminster V3M 5J7 Queensborough

    $995,000
    Residential
    Status:
    Active
    MLS® Num:
    R3099437
    Bedrooms:
    6
    Bathrooms:
    3
    Floor Area:
    1,850 sq. ft.
    Rare find in Queensborough, 50x130=6500 sq/ft lot with side lane access. Here is your chance to own a great property with rental income. Hold for future or build now. Located on a quiet street, clean flat, no trees. Build new house of approx. 3500 sq/ft plus detach garage(confirm with city). Current house offers 6 bed 3 bath on 3 levels. 2 bedroom rental suite downstairs. Roof was replaced in 2020 and New hot water tank March 2026. Don't miss out. Call today for viewing. Total rental income: Downstairs: $800 More details
    Listed by Macdonald Realty Westmar
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 1011 Auckland Street, New Westminster - Uptown NW

    1011 Auckland Street Uptown NW New Westminster V3M 1K9
    Main Photo: 1011 Auckland Street, New Westminster - Uptown NW

    1011 Auckland Street New Westminster V3M 1K9 Uptown NW

    $999,999
    Residential
    Status:
    Active
    MLS® Num:
    R3122392
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    1,050 sq. ft.
    Exceptional value for a detached home in a central location! This substantially rebuilt home offers 3 bedrooms & 1 bath on the main level, plus a bright 1 bedroom & 1 living room basement suite with great potential. Rebuilt in 2012/2013 with major updates including roof, siding, windows, plumbing, electrical, kitchen, bathroom, decking & landscaping. Enjoy a functional layout, spacious backyard with patio & shed, and a front deck with Fraser River views. Centrally located just minutes to Douglas College, SkyTrain, Columbia Square, shopping, parks & more. A great opportunity for first-time buyers, investors or downsizers seeking a move-in ready home in a convenient location! (Photos have been digitally enhanced using AI technology for marketing presentation purposes.) More details
    Listed by Nu Stream Realty Inc.
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 347 Pembina Street, New Westminster - Queensborough

    347 Pembina Street Queensborough New Westminster V3M 5J5
    Main Photo: 347 Pembina Street, New Westminster - Queensborough

    347 Pembina Street New Westminster V3M 5J5 Queensborough

    $1,015,000
    Residential
    Status:
    Active
    MLS® Num:
    R3162280
    Bedrooms:
    6
    Bathrooms:
    4
    Floor Area:
    2,287 sq. ft.
    Set in the heart of Queensborough, this 6942 sq ft rectangular lot boasts a 61ft frontage and is a builders blank canvass. There are two potential mortgage helpers downstairs, 1 bed + 1 bed with den, both with separate entrances. Centrally located and walking distance to Queensborough elementary and Middle School, Shopping, restaurants, and the Sikh Temple. For development potential, please check with the city. More details
    Listed by Real Broker B.C. Ltd.
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 454 Wilson Street, New Westminster - Sapperton

    454 Wilson Street Sapperton New Westminster V3L 3R8
    Main Photo: 454 Wilson Street, New Westminster - Sapperton

    454 Wilson Street New Westminster V3L 3R8 Sapperton

    $1,090,000
    Residential
    Status:
    Active
    MLS® Num:
    R3119521
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    1,640 sq. ft.
    Fantastic opportunity in the heart of Sapperton! This centrally located New Westminster home sits on a generous 5,108 SF lot and offers outstanding convenience for families, commuters, investors and renovators. Enjoy being just mins to Braid SkyTrain Station, Hume Park, cafes, restaurants, Columbia street shopping, the Brewery District, Save-On-Foods, Shoppers Drug Mart and Royal Columbian Hospital. Commuters will appreciate quick connections to Brunette Ave, Hwy 1, Lougheed, Coquitlam, Burnaby & downtown New West. For those needing serious parking or storage, the large carport is a rare bonus and may accommodate multiple large vehicles, including 2 RVs. A great starter home, holding property or renovation opportunity in a highly connected neighborhood. Open House Sat/Sun Oct 3rd-4th 2-4pm More details
    Listed by Royal Pacific Realty (Kingsway) Ltd.
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 212 Mowat Street, New Westminster - Uptown NW

    212 Mowat Street Uptown NW New Westminster V3M 4B2
    Main Photo: 212 Mowat Street, New Westminster - Uptown NW

    212 Mowat Street New Westminster V3M 4B2 Uptown NW

    $1,100,000
    Residential
    Status:
    Active
    MLS® Num:
    R3120244
    Bedrooms:
    5
    Bathrooms:
    2
    Floor Area:
    1,930 sq. ft.
    Renovated detached home in a central, highly walkable New Westminster location! Just a short walk to SkyTrain, shopping, and daily essentials. Located on a quiet street on the brow of the hill, this home features a bright south-west facing backyard with a large private yard-perfect for families, entertaining, or your landscaping ideas. Functional layout with 4 bedrooms upstairs and additional space in the basement. Kitchen and upstairs bathroom renovated in 2016. Two laundry areas for added convenience. Close to Simcoe Park with off-leash dog area, tennis courts, and community gardens, and within walking distance to Fraser River Middle School. Garage plus driveway and street parking. More details
    Listed by Stonehaus Realty Corp.
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 318 Hampton Street, New Westminster - Queensborough

    318 Hampton Street Queensborough New Westminster V3M 5M1
    Main Photo: 318 Hampton Street, New Westminster - Queensborough

    318 Hampton Street New Westminster V3M 5M1 Queensborough

    $1,125,000
    Residential
    Status:
    Active
    MLS® Num:
    R3129556
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    1,850 sq. ft.
    Great opportunity for investors, first-time buyers, and developers! This versatile property is perfect to build, live in, or hold for future development-the OCP designates the area for Townhouse or Duplex potential (buyer to confirm with the City). The home offers 4 bed & 2 Bath. 2-bed, 1-bath on main level and a 2-bed, 1-bath legal suite downstairs, ideal for extended family or rental income. Situated in a growing neighbourhood with excellent upside-don't miss out on this potential-packed property! More details
    Listed by YPA Your Property Agent
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 730 Cumberland Street, New Westminster - The Heights NW

    730 Cumberland Street The Heights NW New Westminster V3L 4J4
    OPEN HOUSE: Oct 10, 2026
    02:00 PM - 04:00 PM PDT
    Open House on Saturday, October 10, 2026 2:00PM - 4:00PM
    Main Photo: 730 Cumberland Street, New Westminster - The Heights NW

    730 Cumberland Street New Westminster V3L 4J4 The Heights NW

    $1,139,000
    Residential
    Status:
    Active
    MLS® Num:
    R3166897
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,500 sq. ft.
    Prime opportunity in The Heights. Large 55.16 ft x 100 ft corner lot with rear lane access in one of New Westminster´s most desirable neighbourhoods. Ideal for end users, investors, or builders looking for strong long term value and redevelopment potential. The property features a solid 5 bedroom plus den, 3 bathroom home with approximately 2,500 square ft of finished space. Main level offers three spacious bedrooms including a primary with ensuite, functional kitchen, and bright solarium opening to a sunny west facing deck. Lower level includes a large recreation room, den, laundry, and a two bedroom suite with separate entrance, providing excellent holding income or multi generational living options. Photos are virtually staged. **OPEN HOUSE: SATURDAY, OCTOBER 10, 2PM-4PM** More details
    Listed by eXp Realty
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 1224 Sixth Avenue, New Westminster - Uptown NW

    1224 Sixth Avenue Uptown NW New Westminster V3M 2C2
    Main Photo: 1224 Sixth Avenue, New Westminster - Uptown NW

    1224 Sixth Avenue New Westminster V3M 2C2 Uptown NW

    $1,150,000
    Residential
    Status:
    Active
    MLS® Num:
    R3077115
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    1,886 sq. ft.
    Welcome to 1224 Sixth Avenue, a charming property in desirable Uptown NW! Featuring a spacious layout with 4 bedrooms, 2 baths, and a generous 1,890 sq. ft. of living space, this home offers versatility for investors or families. Main level boasts bright living spaces, cozy kitchen, and ample bedrooms, while the basement includes a practical 2-bedroom suite, ideal for rental income or extended family. Positioned on a corner lot with convenient access to shopping, transit, schools, and parks. Great potential to update, renovate, or redevelop into a modern 2 suite home & laneway house! Don't miss this exceptional chance to own a property in this vibrant, rapidly-developing neighbourhood. Perfectly suitable for savvy buyers seeking immediate comfort combined with fantastic future potential! More details
    Listed by Parallel 49 Realty
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 320 Holmes Street, New Westminster - The Heights NW

    320 Holmes Street The Heights NW New Westminster V3L 4X5
    Main Photo: 320 Holmes Street, New Westminster - The Heights NW

    320 Holmes Street New Westminster V3L 4X5 The Heights NW

    $1,199,000
    Residential
    Status:
    Active
    MLS® Num:
    R3154919
    Bedrooms:
    5
    Bathrooms:
    2
    Floor Area:
    1,530 sq. ft.
    Great Invest Opportunity! Located in sought after "Heights" area of New Westminster. This 66 x 124 fourplex Lot (With new RGO-A zoning)is a money maker now or in the future on a new duplex build. TWO FULLY SELF-SUFFICIENT SUITES IN THIS UPDATED HOME. (Roof, windows, paint, flooring, siding) Two sets of washer, dryer, big flat lane accessed lot, great for kids, pets and gardeners. Short walk to popular Hume Park and minutes to Skytrain, Lougheed Shopping, RCH, Schools, Hwy #1, 15mins to metrotown& coquitlam center, 20 mins to richmond.No wasted space here. Hurry on this one. More details
    Listed by RE/MAX Crest Realty
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 528 Sixteen Street, New Westminster - Uptown NW

    528 Sixteen Street Uptown NW New Westminster V3M 4R3
    Main Photo: 528 Sixteen Street, New Westminster - Uptown NW

    528 Sixteen Street New Westminster V3M 4R3 Uptown NW

    $1,199,800
    Residential
    Status:
    Active
    MLS® Num:
    R3133671
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    1,840 sq. ft.
    Welcome to this beautiful Half Duplex in Uptown New Westminster! This stunning home features 4 spacious bedrooms and 4 bathrooms. This well-maintained property offers versatile living with a mortgage-helper suite, featuring its own private entrance perfect for rental income or extended family. Enjoy convenient access to transit, shopping, and schools, making daily life a breeze. With side lane access, parking and accessibility are effortless. The home boasts stunning views of the surrounding area, providing a serene backdrop for relaxation. Don't miss out on this incredible opportunity, contact me to book a showing! Open House Saturday June 20th & 21st 2-4pm. More details
    Listed by SRS Panorama Realty
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 343 Pembina Street, New Westminster - Queensborough

    343 Pembina Street Queensborough New Westminster V3M 5J5
    Main Photo: 343 Pembina Street, New Westminster - Queensborough

    343 Pembina Street New Westminster V3M 5J5 Queensborough

    $1,199,800
    Residential
    Status:
    Active
    MLS® Num:
    R3148411
    Bedrooms:
    6
    Bathrooms:
    2
    Floor Area:
    2,376 sq. ft.
    A rare opportunity to own a 65x115 (7500 sqft) flat lot in this developing Queensborough neighborhood! This family home features 3 bedrooms, 1 bathroom on the main floor and a fully finished 3 bedrooms, 1 bathroom suite below. Enjoy your spacious deck and large fenced backyard perfect for entertaining family and friends. Detached garage offers 2 covered parking spots or can be used as a home gym or recreational space. Long driveway available to fit 6 vehicles. Minutes drive to Queensborogh landing outlet mall, Costco, Walmart, and many more. Quick access to HWY 91. This home is perfect for investors or end-users! OH: Aug. 30, 2026, Sun 3-5 pm More details
    Listed by Sutton Premier Realty
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 446 Kelly Street, New Westminster - Sapperton

    446 Kelly Street Sapperton New Westminster V3L 3T9
    Main Photo: 446 Kelly Street, New Westminster - Sapperton

    446 Kelly Street New Westminster V3L 3T9 Sapperton

    $1,200,000
    Residential
    Status:
    Active
    MLS® Num:
    R3161998
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    2,245 sq. ft.
    This Home Checks All The Boxes - This desirable home located in the Heart of Sapperton, located on a tree lined street, just steps from parks, shops, Braid skytrain, cafes & more. An ideal home for any family. Recent updates include modern kitchen renovations (2023) on main & in the basement, utilities, flooring and a 310 sqft roof top deck over the double garage (lane access). Enjoy the views while entertaining, or just bbq'ing for yourself (multiple gas hook ups). This home features 3 bedrooms 1 bath on the main, loft space up, and one bedroom, kitchen, living space and full bath downstairs. Downstairs also has a large laundry room & separate entrance. Pets? You'll love this easy maint. fully fenced yard. (Some Photos Staged with AI) More details
    Listed by RE/MAX City Realty
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 220 Devoy Street, New Westminster - The Heights NW

    220 Devoy Street The Heights NW New Westminster V3L 4E7
    Main Photo: 220 Devoy Street, New Westminster - The Heights NW

    220 Devoy Street New Westminster V3L 4E7 The Heights NW

    $1,249,000
    Residential
    Status:
    Active
    MLS® Num:
    R3154250
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    3,899 sq. ft.
    Bring Your Dreams to Reality! Build your dream home on this beautiful 7,300+ sq. ft. lot in the highly desirable Massey Heights area of New Westminster. Whether you’re looking to move in now and build later or start planning your new home right away, this property offers plenty of options. The existing home features 3 bedrooms, 2 bathrooms, 2 dens, and a flex room, providing ample space for the whole family. With a generous lot and excellent potential, this is a fantastic opportunity for homeowners, builders, or investors looking to create something special. Don’t miss your chance to make this property your own! Call today to arrange a private viewing. More details
    Listed by Macdonald Realty Westmar
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 1403 Canil Avenue, New Westminster - Queensborough

    1403 Canil Avenue Queensborough New Westminster V3M 0E2
    Main Photo: 1403 Canil Avenue, New Westminster - Queensborough

    1403 Canil Avenue New Westminster V3M 0E2 Queensborough

    $1,249,900
    Residential
    Status:
    Active
    MLS® Num:
    R3159944
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,255 sq. ft.
    Welcome to 1403 Canil Avenue in central Queensborough. Featuring a functional 2,255 sq ft layout, this 5-bedroom, 3-bath basement-entry home provides reliable space and flexibility for family living. The main level includes comfortable living and dining areas, hardwood flooring, and a natural gas fireplace. Downstairs offers excellent versatility for extended family, a rec room, or guest space. Complete with a massive tandem garage, a 4-foot crawl space for storage, and a private yard. Positioned in a quiet neighborhood close to local schools, parks, and daily amenities. Book your private viewing today. *Open House Sat / Sun Sept 12 & 13th 1-3pm* More details
    Listed by Keller Williams Bold Realty
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 917 Ladner Street, New Westminster - The Heights NW

    917 Ladner Street The Heights NW New Westminster V3L 4W5
    Main Photo: 917 Ladner Street, New Westminster - The Heights NW

    917 Ladner Street New Westminster V3L 4W5 The Heights NW

    $1,250,000
    Residential
    Status:
    Active
    MLS® Num:
    R3077638
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,694 sq. ft.
    "HOME SWEET HOME" Quality built detached 2 levels classic bungalow located a quiet street with back lane, located @ "The Height", one of the best living community in New Westminster. Huge windows, bright spacious layout with open concept floorplan, living room flows nicely with the dining room. 300 sqft southeast facing patio with the view of Fraser River and Burnaby Mountains. Mins away from Queens Park, restaurants, Royal Columbian Hospital, Lougheed Mall, Temesewtx Aquatic Community Centre. Perfect "DREAM" Home for your family in the most desirable area. Looking for a new owner with Lifestyle! More details
    Listed by Royal Regal Realty Ltd.
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 342 E Eighth Avenue, New Westminster - The Heights NW

    342 E Eighth Avenue The Heights NW New Westminster V3L 4K8
    Main Photo: 342 E Eighth Avenue, New Westminster - The Heights NW

    342 E Eighth Avenue New Westminster V3L 4K8 The Heights NW

    $1,250,000
    Residential
    Status:
    Active
    MLS® Num:
    R3156493
    Bedrooms:
    6
    Bathrooms:
    3
    Floor Area:
    3,207 sq. ft.
    Charming 1912 character home with sweeping Fraser River & mountain views! This spacious 3-level home offers 6 bedrooms and 3 bathrooms, with 2 bedrooms on each floor, including a 2-bedroom suite ideal as a mortgage helper. Enjoy the impressive 400 sq. ft. rear deck with stunning 180-degree southeast-facing views. Updates include a renovated kitchen with stainless steel appliances and granite counters, updated bathrooms, flooring, plumbing, electrical, furnace and roof. Recent improvements include a new cement walkway, main-floor tub and tile, new rear deck railings, stairs and Duradek, retaining wall and fencing, several new windows and patio door, tenant-suite washer/dryer and upstairs vanity. A versatile home with character, space and income potential! More details
    Listed by Sutton Group-West Coast Realty
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN

  • 1927 River Drive, New Westminster - North Arm

    1927 River Drive North Arm New Westminster V3M 2B1
    Main Photo: 1927 River Drive, New Westminster - North Arm

    1927 River Drive New Westminster V3M 2B1 North Arm

    $1,330,000
    Residential
    Status:
    Active
    MLS® Num:
    R3086713
    Bedrooms:
    3
    Bathrooms:
    4
    Floor Area:
    1,910 sq. ft.
    Let me introduce you to 1927 River Drive. Custom built with water view, this 3 level very well built home features high end finishings along with stainless steel appliances, quartz countertops, engineered hardwood flooring, central A/C, spacious open living and dining room area that leads to a front patio over looking the Fraser River. Enjoy entertaining family and friends on your large, private covered patio. Studio ground level suite with separate entrance and laundry. "You'll understand why living on River Drive is such a pleasure". More details
    Listed by Bel-Air Realty Group Ltd.
    LISTING DETAILS
    AMAR SHAN
    DANA BALAN
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Data was last updated October 7, 2026 at 11:35 PM (UTC)
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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.
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West End, Connaught Heights & Uptown

New Westminster Homes with Basement Suites are common in established West End, Connaught Heights and Uptown houses where lower-level accommodation can provide rental or family space. Access to 22nd Street and New Westminster SkyTrain stations can be valuable to tenants, but buyers should compare permit status, ceiling height, separate access and parking as well as the suite itself.

Sapperton & The Heights

New Westminster Homes with Mortgage Helper in Sapperton and The Heights can combine secondary accommodation with access to Sapperton or Braid SkyTrain, Royal Columbian Hospital and Highway 1. Older homes, renovated lower levels and newer infill properties can have very different suite configurations, so buyers should confirm what was actually approved.

Queensborough

New Westminster Homes with Rental Suites in Queensborough require extra attention to floodplain and servicing conditions. The neighbourhood has its own Flood Hazard Development Permit requirements, and the City has delayed full implementation of the newer small-scale multi-unit housing rules in Queensborough while infrastructure and geotechnical conditions are studied.

Queen’s Park & Glenbrooke North

New Westminster Houses with Suites in Queen’s Park and nearby Glenbrooke North may combine secondary accommodation with older character housing and heritage considerations. Within the Queen’s Park Heritage Conservation Area, some renovations, demolitions and new construction can require a Heritage Alteration Permit, so suite improvements and redevelopment plans should be checked against the property’s protection status.

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New Westminster Homes with Suites are permitted in many single detached houses, but the suite must comply with the City’s Zoning Bylaw and the BC Building Code. A secondary suite cannot be strata-titled, sold separately or used for short-term rentals, and buyers should verify permits and municipal records rather than assuming that a second kitchen, separate entrance or tenant confirms an authorized suite. See the City’s Secondary Suites information for current requirements. New Westminster’s Infill Housing Program, adopted in June 2026, now permits up to six units of infill housing on eligible single detached and duplex properties across most of the city. Possible forms include secondary suites, laneway and carriage houses, triplexes, quadplexes and other multiplex housing. New Westminster Houses with Suites should therefore be evaluated together with the property’s current zoning and broader unit potential rather than looking at the suite in isolation. Queensborough is an important exception because the City received an extension to May 4, 2029 while it studies infrastructure and geotechnical constraints there. See the City’s Infill Housing Program.
For New Westminster Homes with Rental Suites and New Westminster Homes with Mortgage Helper, location can also affect future development potential. New Westminster has five Transit-Oriented Development Areas around 22nd Street, New Westminster, Columbia, Sapperton and Braid SkyTrain stations, but the City cautions that TOD maps do not themselves create development rights; zoning and the development approval process still determine what can be built.

When comparing New Westminster Homes with Basement Suites, verify the suite’s permit history, approved use, fire and life-safety work, access, parking and condition. Queensborough properties can involve flood construction requirements, while Queen’s Park properties can involve heritage controls and homes near SkyTrain may have different redevelopment considerations.

For the purchase process, review Buying a Home, use Qualify Me to send us your budget and suite requirements, and check Buyer Requests if you are looking specifically for New Westminster Homes with Mortgage Helper that may not yet be listed.

To compare other property types, explore New Westminster Houses for Sale, New Westminster Condos for Sale, New Westminster Townhouses for Sale, New Westminster Duplex for Sale and New Westminster Land for Sale. You can also return to New Westminster Homes for Sale, view New Westminster Photos or explore New Westminster Presales & New Developments.

New Westminster Homes with Rental Suites can attract buyers seeking income or multi-generational space, but value depends on the suite’s approval status, layout, separate access, condition, parking and tenant arrangements. A Queensborough suite property should not automatically be compared with an older heritage-area home or a Sapperton property near SkyTrain.

If you are selling New Westminster Houses with Suites or New Westminster Homes with Mortgage Helper, recent comparable sales should reflect both the main residence and the secondary accommodation. Check Buyer Requests / Sell My House Fast , request a Free Home Valuation, and review Selling Your Home for preparation, pricing and marketing guidance.

New Westminster Homes with Suites on eligible mainland properties can have additional housing potential under the City’s 2026 Infill Housing Program. Properties pre-zoned RGO-A can accommodate up to four units and RGO-B properties up to six, subject to the applicable zoning, development permit and site requirements.
New Westminster Homes with Basement Suites in Queensborough need special attention because flood construction levels apply and the neighbourhood is not yet subject to the same 2026 infill zoning changes as most of the mainland. The City received an extension to May 4, 2029 while it studies infrastructure and geotechnical conditions.
Some New Westminster Houses with Suites can also have a laneway or carriage house. The City states that most single detached properties may have both a secondary suite and a laneway or carriage house if the applicable zoning, development-permit and Building Code requirements are met. See the City’s Laneway and Carriage Houses information.
New Westminster Homes with Rental Suites in the Queen’s Park Heritage Conservation Area can be affected by heritage controls when owners plan exterior changes, demolition, new construction or a laneway or carriage house. A Heritage Alteration Permit may be required depending on the property and proposed work.
For New Westminster Homes with Mortgage Helper, a second kitchen, separate entrance or tenant does not by itself establish that the suite is authorized. Buyers should confirm zoning, building permits and available City records when suite legality matters to the purchase. The City specifically requires plans to be approved before a Building Permit can be issued for creation or authorization of a secondary suite.
New Westminster Homes with Suites near the city’s five SkyTrain stations may also sit within a Transit-Oriented Development Area. Those areas can support greater height and density through the planning framework, but the City specifically cautions that TOD mapping alone does not create development rights; the property’s zoning and approval process still matter.

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