Home New Westminster, BC The Heights NW 40 E Tenth Avenue

40 E Tenth Ave, New Westminster BC – House for Sale – MLS® R3158592

40 E Tenth Avenue, New Westminster, British Columbia V3L 4R5

New Westminster Houses for Sale

54 days on the market

$1,539,000

Est. Mortgage $6,809/mo

Listing updated: Oct 7, 2026 at 09:30am

EstateBlock checked: Oct 18, 2026 at 04:25am

5 Beds

3 Baths

2970 sqft

518 $ /sqft

1966 built

16.6% cheaper than comps

Photos

Exterior photo of 40 E Tenth Ave, New Westminster, BC – MLS® R3158592

Exterior Rear Photo of 40 E Tenth Avenue, New Westminster, BC

Living Room Photo of 40 E Tenth Avenue, New Westminster, BC

Family Room Photo of 40 E Tenth Avenue, New Westminster, BC

Dining Area Photo of 40 E Tenth Avenue, New Westminster, BC

Kitchen Photo of 40 E Tenth Avenue, New Westminster, BC

Kitchen Island Photo of 40 E Tenth Avenue, New Westminster, BC

Pantry Photo of 40 E Tenth Avenue, New Westminster, BC

Breakfast Nook Photo of 40 E Tenth Avenue, New Westminster, BC

Primary Bedroom Photo of 40 E Tenth Avenue, New Westminster, BC

Primary Bathroom Photo of 40 E Tenth Avenue, New Westminster, BC

Walk-In Closet Photo of 40 E Tenth Avenue, New Westminster, BC

Bedroom 2 Photo of 40 E Tenth Avenue, New Westminster, BC

Bedroom 3 Photo of 40 E Tenth Avenue, New Westminster, BC

Bedroom 4 Photo of 40 E Tenth Avenue, New Westminster, BC

Guest Bathroom Photo of 40 E Tenth Avenue, New Westminster, BC

Powder Room Photo of 40 E Tenth Avenue, New Westminster, BC

Office / Den Photo of 40 E Tenth Avenue, New Westminster, BC

Loft / Bonus Room Photo of 40 E Tenth Avenue, New Westminster, BC

Basement Recreation Room Photo of 40 E Tenth Avenue, New Westminster, BC

Laundry Room Photo of 40 E Tenth Avenue, New Westminster, BC

Mudroom Photo of 40 E Tenth Avenue, New Westminster, BC

Entry Foyer Photo of 40 E Tenth Avenue, New Westminster, BC

Hallway Photo of 40 E Tenth Avenue, New Westminster, BC

Staircase Photo of 40 E Tenth Avenue, New Westminster, BC

Garage Interior Photo of 40 E Tenth Avenue, New Westminster, BC

Outdoor Patio Photo of 40 E Tenth Avenue, New Westminster, BC

Outdoor Deck Photo of 40 E Tenth Avenue, New Westminster, BC

Backyard Photo of 40 E Tenth Avenue, New Westminster, BC

Front Yard Photo of 40 E Tenth Avenue, New Westminster, BC

Garden / Landscaping Photo of 40 E Tenth Avenue, New Westminster, BC

Swimming Pool Photo of 40 E Tenth Avenue, New Westminster, BC

This mid-century rancher with a walk-out basement carries its original charm while offering several important updates, including hot water on demand, a 200-amp electrical panel, air conditioning, and more. This 5 bedroom, 3 bathroom home features almost 3,000 square feet (1,485 on each level), with a separate entrance to the lower level, making it perfect for a suite (plumbing and electrical for second kitchen is already done) or multi-generational living. There is plenty of parking, with space in front of the home, lane access, and two carports. This ideal location is close to Howay Elementary School, transit, Royal Square Mall (including Safeway), and the new Aquatic and Community Centre.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Storage
Fireplace	2
Heating Type	Forced Air
Cooling	Central Air, Air Conditioning
Laundry	In Unit
# of Kitchens	1
Flooring	Hardwood, Laminate, Vinyl, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden, Balcony
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,539,000
Total Bedrooms	5
Total Bathrooms	3
Full Bathrooms	3
Half Bathrooms	0
Floor Area Total (sqft)	2970
Year Built	1966
Age Of Building	60
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Rancher/Bungalow w/Bsmt.
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Carport Multiple, Open, RV Access/Parking, Front Access, Lane Access, Concrete, Gravel
Total Parking Spaces	8

Lot & Land

Lot Size	6523.03
Lot Size Depth	Feet
Lot Size Frontage	66.66
MLS^® #	R3158592
Area	New Westminster
Neighbourhood	The Heights NW
City	New Westminster
Postal Code	V3L 4R5
Gross Taxes	$6,628.91
Zoning	RGO-A

Property Timeline

Status	Date	Price
R3158592 / Active	08-25-2026	$1,539,000

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	11'3 x 11'3 ft
Main Level	Living Room	17'11 x 17'11 ft
Main Level	Dining Room	11'8 x 11'8 ft
Main Level	Eating Area	9'1 x 9'1 ft
Main Level	Bedroom	11'6 x 11'6 ft
Main Level	Bedroom	12'3 x 12'3 ft
Main Level	Primary Bedroom	12'11 x 12'11 ft
Main Level	Walk-In Closet	4'8 x 4'8 ft
Main Level	Solarium	11'4 x 11'4 ft
Below	Living Room	18'11 x 18'11 ft
Below	Bedroom	9'8 x 9'8 ft
Below	Bedroom	10'10 x 10'10 ft
Below	Laundry	10'11 x 10'11 ft
Below	Flex Room	15'10 x 15'10 ft
Below	Den	13'11 x 13'11 ft
Below	Storage	11'0 x 11'0 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#5
Main Level	Yes	#3
Below	No	#4

Listed by: RE/MAX City 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 & Neighbourhood

Private Schools

Elementary,Secondary
John Knox Christian - Elementary Campus: Above Average 0.41 km 9.3/10
Elementary,Secondary
John Knox Christian - Elementary Campus: Above Average 0.41 km 9.3/10

Closest Transit

Bus Stop
Westbound Ovens Ave @ Colborne St: 0.37 km
Skytrain
Skytrain @ Sapperton Stn: 1.85 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Above Average 33.6%
No Certificate/Degree: Below Average 9.3%
Owner Occupied: Average 62.7%
Employment Rate: Below Average 52.2%

Noise/ Power Lines

Road/Hwy Noise: Possible
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

Price competition grade

Avg comparable: $1,794,474

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 1.85 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How THE HEIGHTS NW compares

This property

54 DOM

Slower than area

The Heights NW avg

29 DOM

Average

New Westminster avg

29 DOM

Faster market

40 E Tenth Avenue has a sell-speed score of 58/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 16.6% below comparable active properties in The Heights NW, which is a strong competitive signal. The local market is currently a Buyer's Market with a sales-to-active ratio of 10.1% and an area average of 29 days on market — buyers have more leverage. With only 158 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 V3L 4R5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3L 4R5, 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 5.2 µg/m³ — meets Canada's CAAQS. Nearest station: New Westminster Sapperton Park, New Westminster (~1.5 km). Annual avg AQHI 0 — Low Risk.

Heat Moderate

New Westminster currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~8 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30 °C baseline, ~32.5 °C projected. Tropical nights (>18 °C): ~0 baseline, ~3 projected.

Precipitation Increasing

Annual precipitation ~1516 mm (1981–2010 baseline), projected ~1574 mm by the 2050s. Extreme 1-day rainfall: ~51.5 mm baseline, ~57.1 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Nearby Restaurants, Cafes & Shops

Restaurants (9 nearby)

Annie hill cafe · 219 m · Restaurant
Subway · 279 m · Fast Food
Woomi sushi · 330 m · Fast Food

Shopping (5 nearby)

Gvc credit union · 306 m · Bank
Aminehs hair salon · 887 m · Hairdresser
Scotiabank · 930 m · Bank

Groceries (4 nearby)

Bc liquor store · 306 m · Beverages
Choices market · 894 m · Greengrocer
One stop bakery · 912 m · Bakery

Cafes (2 nearby)

Starbucks · 280 m · Cafe
Season's apple café · 947 m · Cafe

Healthcare (1 nearby)

Pharmasave · 952 m · Healthcare

Transit (1 nearby)

Bus stop eastbound 6th ave @ 2nd st · 971 m · Transit

Schools NearBy

26 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
F W Howay Elementary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 248 m
John Knox Christian - Elementary Campus	Independent	Grades Served —	Catchment Info —	9.3 / 10	Distance 406 m
Cariboo Hill Secondary School	Public	Grades Served 8-12	Catchment Info —	6.3 / 10	Distance 606 m
Ecole Glenbrook Middle School	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 767 m
Herbert Spencer Elementary School	Public	Grades Served K-5	Catchment Info —	6.9 / 10	Distance 917 m
Armstrong Elementary	Public	Grades Served —	Catchment Info —	7.3 / 10	Distance 1.09 KM
Skwo:wech	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 1.11 KM
New Westminster Continuing Education	Public	Grades Served —	Catchment Info —	6.7 / 10	Distance 1.14 KM
Sigma	Public	Grades Served —	Catchment Info —	4.6 / 10	Distance 1.32 KM
New Westminster Secondary School	Public	Grades Served 9-12	Catchment Info —	6.7 / 10	Distance 1.44 KM
New Westminster Online Schools	Public	Grades Served —	Catchment Info —	N/A	Distance 1.56 KM
Twelfth Avenue Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 1.66 KM
St.Michaels School	Independent	Grades Served K-7	Catchment Info —	N/A	Distance 1.81 KM
Lord Kelvin Elementary School	Public	Grades Served K-5	Catchment Info —	5.7 / 10	Distance 1.95 KM
Home Learners Program	Public	Grades Served —	Catchment Info —	10.0 / 10	Distance 1.99 KM
St. Thomas More Collegiate	Independent	Grades Served —	Catchment Info —	8.3 / 10	Distance 2.00 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 2.09 KM
Compass Christian New West	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.21 KM
Urban Academy Junior	Independent	Grades Served —	Catchment Info —	9.0 / 10	Distance 2.23 KM
Urban Academy Senior	Independent	Grades Served —	Catchment Info —	8.8 / 10	Distance 2.23 KM
Lakeview Elementary School	Public	Grades Served K-7	Catchment Info —	7.4 / 10	Distance 2.26 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.28 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	N/A	Distance 2.37 KM
John Knox Christian - Secondary Campus	Independent	Grades Served —	Catchment Info —	9.2 / 10	Distance 2.59 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 2.61 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 2.73 KM

Pre-computed routes from 40 E Tenth Ave, New Westminster, BC

40 E Tenth Ave, New Westminster, BC Sapperton 1.9 km

56 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Sapperton → Waterfront
56 min
Metrotown, Burnaby via Sapperton → Metrotown
38 min
SFU Burnaby via Sapperton → Production Way
32 min
Richmond Centre via Sapperton → Brighouse
81 min
YVR Airport via Sapperton → YVR-Airport
82 min

By car (off-peak)

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

Calculate your commute

40 E Tenth Ave, New Westminster, BC is ideally located for commuters. The property is 1.9 km from Sapperton, with a 56 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound Ovens Ave @ Colborne St (0.37 km). Walk Score Transit rating: Some Transit (46/100).

Walkability & Transit Near 40 E Tenth Avenue

Car-Dependent 56

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 46

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 55

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 40 E Tenth Avenue

/month

Principal & Interest

Property Taxes $552

Maintenance fee 0

Financing 80% of the $1,539,000 asking price over 30 years at 4% results in approximately $6,430/month in total estimated carrying costs, $552 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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $3,915/month in rental income, leaving a -$2,675/month cashflow at current carrying costs. Investors targeting break-even would need roughly 57% down.

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

Estateblock Rent Estimate for 40 E Tenth Avenue, New Westminster

Buy Vs Rent Calculator

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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.