Home New Westminster, BC The Heights NW 45 E Eighth Avenue

45 E Eighth Ave, New Westminster BC - Row House (Non-Strata) for Sale - MLS# R3043888

Verified Account Required $●●●,●●●

Listing updated: Nov 14, 2025 at 12:52am

EstateBlock checked: Oct 6, 2026 at 04:10pm

3 Beds

4 Baths

1871 sqft

662 $ /sqft

2024 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Nov 14, 2025 at 12:52am

EstateBlock checked: Oct 6, 2026 at 04:10pm

Photo

VERIFIED ACCOUNT REQUIRED

Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Elementary
F. W. Howay Elementary School: Average 0.32 km 6.5/10
Middle
École Glenbrook Middle School: 0.34 km

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

Private Schools

Elementary
John Knox Christian School: Above Average 0.8 km 9.2/10
Secondary
Vancouver International College: 1.5 km

Closest Transit

Bus Stop
Westbound E 8th Ave @ Cumberland St: 0.1 km
Skytrain
Skytrain @ Sapperton Stn: 1.48 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

44 / 100

Overall sell-speed score

May take longer

—

Price competition grade

No comparable data

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 1.48 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

71 DOM

Slower than area

The Heights NW avg

51 DOM

Average

New Westminster avg

51 DOM

Faster market

45 E Eighth Avenue has a sell-speed score of 44/100, placing it in the "May take longer than the area average to sell" band. The listing is has limited comparable pricing data available. The local market is currently a Buyer's Market with a sales-to-active ratio of 8.1% and an area average of 51 days on market — buyers have more leverage. With only 62 competing homes currently listed, this property has moderate competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V3L 4J4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3L 4J4, 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 (BC ENV 2024). Nearest station: New Westminster Sapperton Park, New Westminster (~1.2 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)

Subway · 287 m · Fast Food
Woomi sushi · 340 m · Fast Food
I:t char burger · 348 m · Fast Food

Shopping (5 nearby)

Gvc credit union · 325 m · Bank
Aminehs hair salon · 836 m · Hairdresser
Scotiabank · 890 m · Bank

Groceries (4 nearby)

Bc liquor store · 368 m · Beverages
Choices market · 857 m · Greengrocer
One stop bakery · 874 m · Bakery

Cafes (2 nearby)

Starbucks · 291 m · Cafe
Season's apple café · 891 m · Cafe

Healthcare (1 nearby)

Pharmasave · 908 m · Healthcare

Transit (1 nearby)

Bus stop westbound queens park care centre @ blackberry dr · 997 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 303 m
Ecole Glenbrook Middle School	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 501 m
Herbert Spencer Elementary School	Public	Grades Served K-5	Catchment Info —	6.9 / 10	Distance 781 m
Skwo:wech	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 802 m
Cariboo Hill Secondary School	Public	Grades Served 8-12	Catchment Info —	6.3 / 10	Distance 812 m
John Knox Christian - Elementary Campus	Independent	Grades Served —	Catchment Info —	9.3 / 10	Distance 817 m
New Westminster Online Schools	Public	Grades Served —	Catchment Info —	N/A	Distance 1.14 KM
Armstrong Elementary	Public	Grades Served —	Catchment Info —	7.3 / 10	Distance 1.17 KM
New Westminster Continuing Education	Public	Grades Served —	Catchment Info —	6.7 / 10	Distance 1.37 KM
Sigma	Public	Grades Served —	Catchment Info —	4.6 / 10	Distance 1.48 KM
New Westminster Secondary School	Public	Grades Served 9-12	Catchment Info —	6.7 / 10	Distance 1.61 KM
St.Michaels School	Independent	Grades Served K-7	Catchment Info —	N/A	Distance 1.70 KM
Home Learners Program	Public	Grades Served —	Catchment Info —	10.0 / 10	Distance 1.77 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.88 KM
Twelfth Avenue Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 1.90 KM
Urban Academy Junior	Independent	Grades Served —	Catchment Info —	9.0 / 10	Distance 1.95 KM
Urban Academy Senior	Independent	Grades Served —	Catchment Info —	8.8 / 10	Distance 1.95 KM
Compass Christian New West	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.00 KM
Lord Kelvin Elementary School	Public	Grades Served K-5	Catchment Info —	5.7 / 10	Distance 2.05 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.13 KM
St. Thomas More Collegiate	Independent	Grades Served —	Catchment Info —	8.3 / 10	Distance 2.23 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	N/A	Distance 2.25 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 2.41 KM
John Knox Christian - Secondary Campus	Independent	Grades Served —	Catchment Info —	9.2 / 10	Distance 2.54 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 2.61 KM
Lakeview Elementary School	Public	Grades Served K-7	Catchment Info —	7.4 / 10	Distance 2.66 KM

Pre-computed routes from 45 E Eighth Ave, New Westminster, BC

45 E Eighth Ave, New Westminster, BC Sapperton 1.5 km

52 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Sapperton → Waterfront
52 min
Metrotown, Burnaby via Sapperton → Metrotown
34 min
SFU Burnaby via Sapperton → Production Way
28 min
Richmond Centre via Sapperton → Brighouse
77 min
YVR Airport via Sapperton → YVR-Airport
78 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
24 min

Calculate your commute

45 E Eighth Ave, New Westminster, BC is ideally located for commuters. The property is 1.5 km from Sapperton, with a 52 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound E 8th Ave @ Cumberland St (0.1 km).

Mortgage Calculator for 45 E Eighth Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $457

Maintenance fee 0

Financing 80% of the $1,239,000 asking price over 30 years at 4% results in approximately $5,189/month in total estimated carrying costs, $457 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.

Listing data last synced: Nov 14, 2025

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $4,777/month in rental income, leaving a -$570/month cashflow at current carrying costs. Investors targeting break-even would need roughly 30% down.

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

Estateblock Rent Estimate for 45 E Eighth Avenue, New Westminster

Buy Vs Rent Calculator

— / month

Rent —

Own —

Principal: — Interest, tax, insurance, fees: —

Rent vs own

—

Principal paid off by year 5 —

Principal paid off by year 10 —

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.