Home Burnaby, BC Willingdon Heights 4255 Frances Street

4255 Frances St, Burnaby BC V5C 2P9 – House for Sale – MLS® R3182014

4255 Frances Street, Burnaby, British Columbia V5C 2P9

Burnaby Houses for Sale

7 days on the market

$1,598,000

Est. monthly cost $6,990/mo

Updated with MLS® - Nov 12, 2026 at 10:30am

6 Beds

3 Baths

2861 sqft

559 $ /sqft

1984 built

OPEN HOUSE 23.9% cheaper than comps

Photos

Discover space, light & potential in this substantially upgraded Willingdon Heights home. The upper main floor offers 3 bedrooms, 2 full bathrooms, a large family room with access to the back deck & skylights throughout. A bright living room features a wood-burning fireplace, generous windows & balcony. Bring your design ideas & style to the kitchen & bathrooms. The lower level legally built suite has a separate entrance, 3 bedrooms & a newly renovated full bathroom. A huge double garage adds convenience. New upgrades include an asphalt roof, foundation slab & sidewalk leveling, back deck replacement, skylights, windows, painting, laminate flooring & carpeting. Close to schools, shopping & recreation, this forever home offers room to grow & make it your own. Open House Sat/Sun 3-5pm.

Open houses

14 Nov, 2026 (03:00 PM to 05:00 PM)

15 Nov, 2026 (03:00 PM to 05:00 PM)

Building 19 fields Inside & out 12 fields Lot & land 10 fields

Building Details

Price	$1,598,000
Total Bedrooms	6
Total Bathrooms	3
Full Bathrooms	3
Half Bathrooms	0
Floor Area Total (sqft)	2861
Year Built	1984
Age Of Building	42
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Double, Rear Access, Concrete
Total Parking Spaces	4
Rental Suites	Legal Suite

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Central Vacuum Roughed In
Fireplace	2
Heating Type	Wood
# of Kitchens	2
Flooring	Laminate, Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Residential Detached

Lot & Land

Lot Size	4026
Lot Size Depth	Feet
Lot Size Frontage	33
MLS^® #	R3182014
Area	Burnaby North
Neighbourhood	Willingdon Heights
City	Burnaby
Postal Code	V5C 2P9
Gross Taxes	$6,600.19
Zoning	R1

Property Timeline

Status	Date	Price
R3182014 / Active	11-05-2026	$1,598,000

Rooms

Floor	Type	Dimensions
Below	Foyer	8'9 x 8'9 ft
Main Level	Living Room	24'0 x 24'0 ft
Main Level	Dining Room	9'9 x 9'9 ft
Main Level	Kitchen	9'10 x 9'10 ft
Main Level	Eating Area	9'9 x 9'9 ft
Main Level	Family Room	9'9 x 9'9 ft
Main Level	Primary Bedroom	14'1 x 14'1 ft
Main Level	Bedroom	10'8 x 10'8 ft
Main Level	Bedroom	10'7 x 10'7 ft
Below	Living Room	12'9 x 12'9 ft
Below	Dining Room	10'11 x 10'11 ft
Below	Kitchen	9'7 x 9'7 ft
Below	Bedroom	9'3 x 9'3 ft
Below	Bedroom	10'11 x 10'11 ft
Below	Bedroom	10'11 x 10'11 ft
Below	Utility	10'11 x 10'11 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#4
Main Level	No	#4
Below	No	#4

Listed by: Heller Murch 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 1.55 km · crime below average · sell-speed score 58/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (47 nearby)

Pillar salon · 162 m · Beauty Shop
Td · 162 m · Bank
United optical · 170 m · Optician

Restaurants (45 nearby)

Tentatsu japanese restaurant burnaby · 159 m · Restaurant
Anton's pasta bar · 159 m · Restaurant
Chén · 162 m · Restaurant

Cafes (17 nearby)

Fiordilatte gelateria & cafe · 195 m · Cafe
Jj bean · 198 m · Cafe
Presso cafe · 198 m · Cafe

Groceries (13 nearby)

Fortuna bakery · 163 m · Bakery
Rocky's meat market · 218 m · Butcher
Cioffi's meat market · 289 m · Butcher

Healthcare (9 nearby)

Divine pharmacy and medical clinic · 204 m · Healthcare
Shoppers drug mart · 212 m · Healthcare
Total care pharmacy · 243 m · Healthcare

Transit (1 nearby)

Bus stop northbound boundary rd @ georgia st · 1000 m · Transit

Public Schools

Elementary
Gilmore Community Elementary School: Above Average 0.6 km 7.5/10

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 0.3 km 9.5/10
Elementary,Secondary
Fawkes Academy DL: Above Average 0.3 km 9.5/10

Closest Transit

Bus Stop
Westbound Hastings St @ Madison Ave: 0.18 km
Skytrain
Skytrain @ Brentwood Stn: 1.55 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: Unlikely
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

58 / 100

Overall sell-speed score

Moderate pace expected

A+

Price competition grade

Avg comparable: $2,101,000

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 1.55 km from station

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

7 DOM

Very fast

Willingdon Heights avg

85 DOM

Average

Burnaby avg

85 DOM

Slower market

4255 Frances Street has a sell-speed score of 58/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 23.9% 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 may take several weeks to attract serious offers.

Climate Risk for V5C 2P9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V5C 2P9, 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 (~2.6 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

23 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Fawkes Academy DL	Independent	Grades Served —	Catchment Info —	9.5 / 10	Distance 300 m
Rosser Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 450 m
Gilmore Community Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	7.5 / 10	Distance 605 m
Fawkes Academy	Independent	Grades Served —	Catchment Info —	N/A	Distance 628 m
Kitchener Elementary School	Public	Grades Served K-7	Catchment Info —	6.8 / 10	Distance 858 m
Alpha Secondary	Public	Grades Served —	Catchment Info —	7.0 / 10	Distance 947 m
Confederation Park Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 1.04 KM
Sir John Franklin Community School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.26 KM
Brentwood Park Elementary School	Public	Grades Served K-7	Catchment Info —	7.6 / 10	Distance 1.46 KM
Holy Cross Elementary School	Independent	Grades Served K-7	Catchment Info —	10.0 / 10	Distance 1.63 KM
Holy Cross School	Independent	Grades Served —	Catchment Info —	7.1 / 10	Distance 1.64 KM
Capitol Hill Elementary School	Public	Grades Served K-7	Catchment Info —	7.2 / 10	Distance 2.12 KM
Dr. A. R. Lord Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 2.17 KM
Aubrey Elementary School	Public	Grades Served K-7	Catchment Info —	7.7 / 10	Distance 2.37 KM
St. Helen's	Independent	Grades Served —	Catchment Info —	8.7 / 10	Distance 2.40 KM
Notre Dame Regional Secondary School	Independent	Grades Served 8-12	Catchment Info —	7.8 / 10	Distance 2.58 KM
West Coast Christian School	Independent	Grades Served K-12	Catchment Info —	6.0 / 10	Distance 2.61 KM
Burnaby North Secondary School	Public	Grades Served 8-12	Catchment Info —	7.7 / 10	Distance 2.67 KM
Parkcrest Elementary School	Public	Grades Served K-7	Catchment Info —	7.6 / 10	Distance 2.68 KM
Burnaby Continuing Education	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.74 KM
Our Lady of Sorrows School	Independent	Grades Served K-7	Catchment Info —	9.7 / 10	Distance 2.92 KM
Our Lady Of Sorrows	Independent	Grades Served —	Catchment Info —	9.7 / 10	Distance 2.95 KM
Norval-Morrisseau	Public	Grades Served —	Catchment Info —	N/A	Distance 2.98 KM

Pre-computed routes from 4255 Frances St, Burnaby, BC

4255 Frances St, Burnaby, BC Brentwood 1.6 km

39 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Brentwood → Waterfront
39 min
Metrotown, Burnaby via Brentwood → Metrotown
39 min
SFU Burnaby via Brentwood → Production Way
30 min
Richmond Centre via Brentwood → Brighouse
64 min
YVR Airport via Brentwood → YVR-Airport
65 min

By car (off-peak)

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

Calculate your commute

4255 Frances St, Burnaby, BC is ideally located for commuters. The property is 1.6 km from Brentwood, with a 39 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound Hastings St @ Madison Ave (0.18 km). Walk Score Transit rating: Good Transit (61/100).

Walkability & Transit Near 4255 Frances Street

Walker's Paradise 93

Walk Score - Walker's Paradise

Daily errands do not require a car

Good Transit 61

Transit Score - Good Transit

Many nearby public transportation options

Very Bikeable 76

Bike Score - Very Bikeable

Biking is convenient for most trips

Costs & calculators

Monthly cost about $6,990/month · rent estimate $5,396/month · owning nets $140/month less than renting · cash flow if rented −$2,030/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 4255 Frances Street

$6,990 /month

Principal & Interest $6,440

Property Taxes $550

Maintenance fee $0

The estimated monthly cost of 4255 Frances Street, Burnaby is $6,990: $6,440 principal and interest with 20% down over 30 years at 4.45%, plus $550 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

−$2,030 /month

Mortgage Payment $6,440

Monthly Cash Flow −$2,030

Break Even Down Payment 46%

Cap Rate -1.5%

Cash on Cash -7.6%

If 4255 Frances Street, Burnaby were rented at $5,396 a month with 5% vacancy, it would fall $2,030 a month short of the mortgage and carrying costs; about 46% 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 4255 Frances Street, Burnaby

$5,396 / month

Rent $5,396

Own $6,990

Principal: $2,071/mo Interest, tax, insurance, fees: $4,919/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,734/mo (year 1) → ~$4,032/mo (year 20) → ~$6,014/mo (year 29).

Net cost to own at year 5 ~$4,919/mo About $477/mo less than renting

EstateBlock estimates 4255 Frances Street, Burnaby would rent for about $5,396 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: 4255 Frances Street

Rent vs own

Owning nets $140/mo less than renting

With 20% down ($319,600) at 4.45%: $5,256/mo net cost to own in year 1 vs $5,396/mo rent

Principal paid off by year 5 $113,922

Principal paid off by year 10 $256,175

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 4255 Frances Street, Burnaby nets about $140 a month less than renting it in year 1, with $113,922 of principal paid off by year 5 and $256,175 by year 10.