Home Burnaby, BC Willingdon Heights 4009 Union Street

Photos

Excellent opportunity for the saavy home buyer/investor in this charming 3-bedroom bungalow on a generous 50 x 124 ft lot with R1 small scale zoning- Build up to 6 units in a prime North Burnaby location! This well-maintained home offers spacious living areas and three bedrooms on the main floor, perfect for families. Downstairs features a 2-bedroom accommodation ideal for extended family. Situated on a quiet tree lined street with great access to schools, parks, shopping, and transit. Back lane with garage and ample parking. A fantastic opportunity to live, invest, or build in one of Burnaby’s most desirable neighbourhoods!

Building 20 fields Inside & out 12 fields Lot & land 10 fields

Building Details

Price	$1,799,000
Total Bedrooms	5
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	2594
Year Built	1955
Age Of Building	71
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Rancher/Bungalow w/Bsmt.
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Open, RV Access/Parking, Lane Access, Asphalt
Total Parking Spaces	6
Rental Suites	Unauthorized Suite

Interior Features

Basement Finished Area (sqft)	1254
Basement Features	Full, Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	1
Heating Type	Forced Air, Natural Gas
# of Kitchens	2
Flooring	Hardwood, Tile, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Private Yard
View Description	SOUTH WEST VIEWS
Roof	Asphalt
Structures	Residential Detached

Lot & Land

Lot Size	6200
Lot Size Depth	Feet
Lot Size Frontage	50
MLS^® #	R3163355
Area	Burnaby North
Neighbourhood	Willingdon Heights
City	Burnaby
Postal Code	V5C 2W9
Gross Taxes	$6,704.09
Zoning	R1 SMA

Property Timeline

Status	Date	Price
R3163355 / Active	09-09-2026	$1,799,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	18'2 x 18'2 ft
Main Level	Dining Room	10'3 x 10'3 ft
Main Level	Kitchen	18'3 x 18'3 ft
Main Level	Primary Bedroom	11'7 x 11'7 ft
Main Level	Bedroom	12'5 x 12'5 ft
Main Level	Bedroom	10'4 x 10'4 ft
Basement Level	Living Room	17'6 x 17'6 ft
Basement Level	Kitchen	11'3 x 11'3 ft
Basement Level	Bedroom	11'9 x 11'9 ft
Basement Level	Bedroom	12'6 x 12'6 ft
Basement Level	Den	8'7 x 8'7 ft
Basement Level	Laundry	9'0 x 9'0 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4
Basement	No	#3

Listed by: RE/MAX Heights Realty

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

Map, sell speed & climate

SkyTrain 1.42 km · crime below average · sell-speed score 38/100 (may take longer) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (46 nearby)

Wescana · 355 m · Pharmacy
Metropoli · 362 m · Jeweller
The medicine shoppe · 366 m · Pharmacy

Restaurants (36 nearby)

Bb.q chicken · 355 m · Restaurant
Chad thai restaurant · 355 m · Restaurant
Bloo bby restaurant · 358 m · Restaurant

Cafes (17 nearby)

Panino mio · 367 m · Cafe
Big shots cafe · 370 m · Cafe
Cioffi's cucina · 421 m · Cafe

Groceries (14 nearby)

The valley bakery · 360 m · Bakery
Sungiven foods · 384 m · Supermarket
Proviland gtocery · 392 m · Supermarket

Healthcare (8 nearby)

Wescana · 355 m · Healthcare
The medicine shoppe · 366 m · Healthcare
Gilmore pharmacy · 472 m · Healthcare

Transit (1 nearby)

Bus stop northbound willingdon ave @ parker st · 944 m · Transit

Public Schools

Elementary
Kitchener Elementary School: Average 0.58 km 6.8/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary,Secondary
Fawkes Academy DL: Above Average 0.51 km 9.5/10
Elementary,Secondary
Fawkes Academy DL: Above Average 0.51 km 9.5/10

Closest Transit

Bus Stop
Southbound Gilmore Ave @ Georgia St: 0.12 km
Skytrain
Skytrain @ Gilmore Stn: 1.42 km

Crime Rate

Total Crime Rate: Below Average
Violent Crime Rate: Low
Property Crime Rate: Average

Demographics

Post-Secondary Education: Below Average 25.2%
No Certificate/Degree: Above Average 21%
Owner Occupied: Below Average 48.6%
Employment Rate: Average 65.9%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Possible
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

38 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $1,812,417

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Possible — near transit

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WILLINGDON HEIGHTS compares

This property

64 DOM

Average

Willingdon Heights avg

85 DOM

Average

Burnaby avg

85 DOM

Slower market

4009 Union Street has a sell-speed score of 38/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 0.7% below comparable active properties in Willingdon Heights, which is a strong competitive signal. The local market is currently a Buyer's Market with a sales-to-active ratio of 7.2% and an area average of 85 days on market — buyers have more leverage. With 236 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V5C 2W9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V5C 2W9, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality B / Good

Annual avg PM2.5 5.3 µg/m³ — meets Canada's CAAQS. Nearest station: North Vancouver Second Narrows, North Vancouver (~2.7 km). Annual avg AQHI 1.9 — Low Risk.

Heat Moderate

Burnaby currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~7 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30 °C baseline, ~32.4 °C projected. Tropical nights (>18 °C): ~0 baseline, ~3 projected.

Precipitation Increasing

Annual precipitation ~1393 mm (1981–2010 baseline), projected ~1445 mm by the 2050s. Extreme 1-day rainfall: ~47.8 mm baseline, ~53.3 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~24 days baseline, ~25 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Schools NearBy

26 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Fawkes Academy DL	Independent	Grades Served —	Catchment Info —	9.5 / 10	Distance 510 m
Kitchener Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	6.8 / 10	Distance 581 m
Gilmore Community Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 744 m
Rosser Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 879 m
Sir John Franklin Community School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 928 m
Fawkes Academy	Independent	Grades Served —	Catchment Info —	N/A	Distance 1.12 KM
Alpha Secondary	Public	Grades Served —	Catchment Info —	7.0 / 10	Distance 1.34 KM
Confederation Park Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 1.53 KM
Dr. A. R. Lord Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 1.73 KM
Brentwood Park Elementary School	Public	Grades Served K-7	Catchment Info —	7.6 / 10	Distance 1.76 KM
Holy Cross Elementary School	Independent	Grades Served K-7	Catchment Info —	10.0 / 10	Distance 1.93 KM
Holy Cross School	Independent	Grades Served —	Catchment Info —	7.1 / 10	Distance 1.93 KM
Notre Dame Regional Secondary School	Independent	Grades Served 8-12	Catchment Info —	7.8 / 10	Distance 2.11 KM
West Coast Christian School	Independent	Grades Served K-12	Catchment Info —	6.0 / 10	Distance 2.23 KM
Our Lady of Sorrows School	Independent	Grades Served K-7	Catchment Info —	9.7 / 10	Distance 2.47 KM
Norval-Morrisseau	Public	Grades Served —	Catchment Info —	N/A	Distance 2.48 KM
Our Lady Of Sorrows	Independent	Grades Served —	Catchment Info —	9.7 / 10	Distance 2.51 KM
Hastings Community Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.59 KM
Capitol Hill Elementary School	Public	Grades Served K-7	Catchment Info —	7.2 / 10	Distance 2.60 KM
Vancouver Christian School	Independent	Grades Served K-6	Catchment Info —	9.1 / 10	Distance 2.71 KM
Vancouver Christian	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.72 KM
Whytecliff Agile Learning Centre-Burnaby	Independent	Grades Served —	Catchment Info —	10.0 / 10	Distance 2.73 KM
Chief Maquinna Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 2.75 KM
Aubrey Elementary School	Public	Grades Served K-7	Catchment Info —	7.7 / 10	Distance 2.79 KM
Coquitlam College - Brookmere Secondary	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.82 KM
St. Helen's	Independent	Grades Served —	Catchment Info —	8.7 / 10	Distance 2.88 KM

Pre-computed routes from 4009 Union St, Burnaby, BC

4009 Union St, Burnaby, BC Gilmore 1.4 km

36 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Gilmore → Waterfront
36 min
Metrotown, Burnaby via Gilmore → Metrotown
36 min
SFU Burnaby via Gilmore → Production Way
29 min
Richmond Centre via Gilmore → Brighouse
61 min
YVR Airport via Gilmore → YVR-Airport
62 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
8 min
Metrotown, Burnaby via Lougheed Hwy
7 min
SFU Burnaby via Gaglardi Way
9 min
Richmond Centre via No. 3 Rd
18 min
YVR Airport via Bridgeport / Sea Island
18 min

Calculate your commute

4009 Union St, Burnaby, BC is ideally located for commuters. The property is 1.4 km from Gilmore, with a 36 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Southbound Gilmore Ave @ Georgia St (0.12 km). Walk Score Transit rating: Good Transit (68/100).

Walkability & Transit Near 4009 Union Street

Walker's Paradise 90

Walk Score - Walker's Paradise

Daily errands do not require a car

Good Transit 68

Transit Score - Good Transit

Many nearby public transportation options

Very Bikeable 73

Bike Score - Very Bikeable

Biking is convenient for most trips

Costs & calculators

Monthly cost about $7,809/month · rent estimate $5,924/month · owning nets $67/month less than renting · cash flow if rented −$2,368/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 4009 Union Street

$7,809 /month

Principal & Interest $7,250

Property Taxes $559

Maintenance fee $0

The estimated monthly cost of 4009 Union Street, Burnaby is $7,809: $7,250 principal and interest with 20% down over 30 years at 4.45%, plus $559 property tax.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

−$2,368 /month

Mortgage Payment $7,250

Monthly Cash Flow −$2,368

Break Even Down Payment 47%

Cap Rate -1.6%

Cash on Cash -7.9%

If 4009 Union Street, Burnaby were rented at $5,924 a month with 5% vacancy, it would fall $2,368 a month short of the mortgage and carrying costs; about 47% down would break even.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 4009 Union Street, Burnaby

$5,924 / month

Rent $5,924

Own $7,809

Principal: $2,332/mo Interest, tax, insurance, fees: $5,477/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,952/mo (year 1) → ~$4,539/mo (year 20) → ~$6,770/mo (year 29).

Net cost to own at year 5 ~$5,477/mo About $447/mo less than renting

EstateBlock estimates 4009 Union Street, Burnaby would rent for about $5,924 a month.

Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.

Rent vs own: 4009 Union Street

Rent vs own

Owning nets $67/mo less than renting

With 20% down ($359,800) at 4.45%: $5,857/mo net cost to own in year 1 vs $5,924/mo rent

Principal paid off by year 5 $128,252

Principal paid off by year 10 $288,398

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Owning 4009 Union Street, Burnaby nets about $67 a month less than renting it in year 1, with $128,252 of principal paid off by year 5 and $288,398 by year 10.