Home New westminster, BC Sapperton 452 Rousseau Street

452 Rousseau St, New Westminster BC – House for Sale – MLS® R3174139

452 Rousseau Street, New westminster, British Columbia V3L 3R3

New westminster Houses for Sale

2 days on the market

$1,550,000

Est. Mortgage $6,857/mo

Listing updated: Oct 9, 2026 at 11:12am

EstateBlock checked: Oct 9, 2026 at 12:45pm

7 Beds

3 Baths

2362 sqft

656 $ /sqft

1925 built

NEW

Photos

Exterior photo of 452 Rousseau St, New Westminster, BC – MLS® R3174139

Exterior Rear Photo of 452 Rousseau Street, New Westminster, BC

Living Room Photo of 452 Rousseau Street, New Westminster, BC

Family Room Photo of 452 Rousseau Street, New Westminster, BC

Dining Area Photo of 452 Rousseau Street, New Westminster, BC

Kitchen Photo of 452 Rousseau Street, New Westminster, BC

Kitchen Island Photo of 452 Rousseau Street, New Westminster, BC

Pantry Photo of 452 Rousseau Street, New Westminster, BC

Breakfast Nook Photo of 452 Rousseau Street, New Westminster, BC

Primary Bedroom Photo of 452 Rousseau Street, New Westminster, BC

Primary Bathroom Photo of 452 Rousseau Street, New Westminster, BC

Walk-In Closet Photo of 452 Rousseau Street, New Westminster, BC

Bedroom 2 Photo of 452 Rousseau Street, New Westminster, BC

Prime Land Assembly in New Westminster! High-density potential, immediate zoning flexibility, and prime transit access Rare opportunity to acquire a 5-property land assembly (448, 452, 454, 456 & 458 Rousseau St) totaling 28,000 sq ft in vibrant Sapperton. All 5 properties must be purchased together. Located 1 min to Braid Station and 5 mins to Royal Columbian Hospital, this site offers 3 versatile development paths: 1. Transit-Oriented Development (TOD): Designated for high-density concrete high-rise construction. 2. Purpose-Built Rental: Ideal footprint for up to 12+ stories of wood-frame housing. 3. Immediate Commercial Build: Currently zoned CS1 for direct commercial development without waiting on rezoning applications.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Forced Air, Natural Gas
# of Kitchens	2
Flooring	Mixed
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,550,000
Total Bedrooms	7
Total Bathrooms	3
Full Bathrooms	3
Half Bathrooms	0
Floor Area Total (sqft)	2362
Year Built	1925
Age Of Building	101
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	Open, RV Access/Parking, Guest, Front Access
Total Parking Spaces	6
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	5108
Lot Size Depth	Feet
Lot Size Frontage	45.2
MLS^® #	R3174139
Area	New Westminster
Neighbourhood	Sapperton
City	New Westminster
Postal Code	V3L 3R3
Gross Taxes	$6,328.84
Zoning	CS-1

Property Timeline

Status	Date	Price
R3174139 / Active	10-07-2026	$1,550,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	15' x 15' ft
Main Level	Dining Room	12' x 12' ft
Main Level	Kitchen	12' x 12' ft
Main Level	Bedroom	16'5 x 16'5 ft
Main Level	Foyer	8' x 8' ft
Main Level	Laundry	4' x 4' ft
Above Level	Primary Bedroom	14' x 14' ft
Above Level	Bedroom	11' x 11' ft
Above Level	Bedroom	17' x 17' ft
Below	Living Room	9' x 9' ft
Below	Kitchen	17' x 17' ft
Below	Bedroom	13' x 13' ft
Below	Bedroom	13' x 13' ft
Below	Bedroom	11' x 11' ft
Below	Laundry	5' x 5' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3

Listed by: Stonehaus Realty Corp.

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
Urban Academy Junior: Above Average 0.1 km 9/10
Elementary,Secondary
Urban Academy Senior: Above Average 0.1 km 8.6/10

Closest Transit

Bus Stop
Westbound Braid St @ Rousseau St: 0.16 km
Skytrain
Skytrain @ Braid Stn: 0.46 km

Crime Rate

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

Demographics

Post-Secondary Education: Average 27.9%
No Certificate/Degree: Below Average 9.9%
Owner Occupied: Average 72.2%
Employment Rate: Average 61.3%

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

42 / 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

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.46 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How SAPPERTON compares

This property

2 DOM

Very fast

Sapperton avg

29 DOM

Average

New westminster avg

29 DOM

Slower market

452 Rousseau Street has a sell-speed score of 42/100, 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 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 could take longer than the area average to sell.

Climate Risk for V3L 3R3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3L 3R3, 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 (~0.7 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 (18 nearby)

Ikoi sushi · 452 m · Fast Food
Chicko chicken · 463 m · Fast Food
Pappa leo's pizza · 470 m · Fast Food

Shopping (17 nearby)

Star fade · 482 m · Hairdresser
Cap's bicycle shop · 494 m · Bicycle Shop
The zesty lemon · 498 m · Clothes

Healthcare (6 nearby)

Indigo pharmacy · 508 m · Healthcare
Lifecare compounding pharmacy · 520 m · Healthcare
The medicine shoppe · 540 m · Healthcare

Groceries (5 nearby)

Sapperton liquor sore · 483 m · Beverages
7-eleven · 518 m · Convenience
Royal farm market · 527 m · Greengrocer

Cafes (5 nearby)

Fratelli · 507 m · Cafe
The taco factory · 510 m · Cafe
Starbucks · 543 m · Cafe

Transit (3 nearby)

Skytrain @ braid stn station · 460 m · Transit
Skytrain @ sapperton stn station · 685 m · Transit
Bus stop eastbound brunette ave @ bernatchey st · 988 m · Transit

Schools NearBy

24 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Urban Academy Junior	Independent	Grades Served —	Catchment Info —	9.0 / 10	Distance 96 m
Urban Academy Senior	Independent	Grades Served —	Catchment Info —	8.8 / 10	Distance 96 m
Home Learners Program	Public	Grades Served —	Catchment Info —	10.0 / 10	Distance 440 m
St.Michaels School	Independent	Grades Served K-7	Catchment Info —	N/A	Distance 1.02 KM
Skwo:wech	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 1.10 KM
Alderson Elementary	Public	Grades Served —	Catchment Info —	6.3 / 10	Distance 1.28 KM
Our Lady of Fatima	Independent	Grades Served —	Catchment Info —	8.7 / 10	Distance 1.33 KM
New Westminster Online Schools	Public	Grades Served —	Catchment Info —	N/A	Distance 1.58 KM
Armstrong Elementary	Public	Grades Served —	Catchment Info —	7.3 / 10	Distance 1.71 KM
F W Howay Elementary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.95 KM
Cariboo Hill Secondary School	Public	Grades Served 8-12	Catchment Info —	6.3 / 10	Distance 2.00 KM
Lord Baden-Powell Elementary School	Public	Grades Served K-5	Catchment Info —	6.3 / 10	Distance 2.08 KM
Ecole Glenbrook Middle School	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 2.17 KM
Herbert Spencer Elementary School	Public	Grades Served K-5	Catchment Info —	6.9 / 10	Distance 2.51 KM
John Knox Christian - Elementary Campus	Independent	Grades Served —	Catchment Info —	9.3 / 10	Distance 2.56 KM
Cameron Elementary	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 2.60 KM
Roy Stibbs Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 2.63 KM
Apex	Public	Grades Served —	Catchment Info —	6.6 / 10	Distance 2.66 KM
Coquitlam Open Learning	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 2.66 KM
Inquiry Hub	Public	Grades Served 9-12	Catchment Info —	8.5 / 10	Distance 2.66 KM
Suwa'lkh School	Public	Grades Served 6-12	Catchment Info —	3.6 / 10	Distance 2.66 KM
Ecole Maillard Middle	Public	Grades Served —	Catchment Info —	7.0 / 10	Distance 2.67 KM
Traditional Learning Academy	Independent	Grades Served K-12	Catchment Info —	8.3 / 10	Distance 2.74 KM
Customized Learning Centre (CLC)	Public	Grades Served —	Catchment Info —	N/A	Distance 2.89 KM

Pre-computed routes from 452 Rousseau St, New Westminster, BC

452 Rousseau St, New Westminster, BC Braid 0.5 km

39 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

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

By car (off-peak)

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

Calculate your commute

452 Rousseau St, New Westminster, BC is ideally located for commuters. The property is 0.5 km from Braid, with a 39 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound Braid St @ Rousseau St (0.16 km).

Mortgage Calculator for 452 Rousseau Street

/month

Principal & Interest

Property Taxes $527

Maintenance fee 0

Financing 80% of the $1,550,000 asking price over 30 years at 4% results in approximately $6,447/month in total estimated carrying costs, $527 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 $5,083/month in rental income, leaving a -$1,526/month cashflow at current carrying costs. Investors targeting break-even would need roughly 41% down.

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

Estateblock Rent Estimate for 452 Rousseau Street, 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.