Home New Westminster, BC Sapperton 454 Rousseau Street

454 Rousseau St, New Westminster BC - Single Family Residence for Sale - MLS# R3109448

147 days on the market

$1,590,000

Est. Mortgage $7,034/mo

Listing updated: Jul 16, 2026 at 09:01am

EstateBlock checked: Sep 2, 2026 at 11:45pm

6 Beds

3 Baths

2137 sqft

744 $ /sqft

1948 built

147 days on the market

$1,590,000

$1,650,000

Est. $7,034/mo with 20% down

Listing updated: Jul 16, 2026 at 09:01am

EstateBlock checked: Sep 2, 2026 at 11:45pm

Photos

Exterior Front Photo of 454 Rousseau Street, New Westminster, BC

Exterior Rear Photo of 454 Rousseau Street, New Westminster, BC

Living Room Photo of 454 Rousseau Street, New Westminster, BC

Family Room Photo of 454 Rousseau Street, New Westminster, BC

Dining Area Photo of 454 Rousseau Street, New Westminster, BC

Kitchen Photo of 454 Rousseau Street, New Westminster, BC

Kitchen Island Photo of 454 Rousseau Street, New Westminster, BC

Pantry Photo of 454 Rousseau Street, New Westminster, BC

Breakfast Nook Photo of 454 Rousseau Street, New Westminster, BC

Primary Bedroom Photo of 454 Rousseau Street, New Westminster, BC

Rare income + future development opportunity in rapidly evolving Sapperton. Located steps from Braid SkyTrain, 454 Rousseau St features a renovated character home with three self-contained 2-bed suites plus a leased garage. One 2-bed is currently rented at $2,100/month and the garage at $1,000/month, with two additional 2-bed suites offering potential rents of up to $2,100/month each (approx. $7,100+/month total). Situated on a 5,108 sq.ft. lot and zoned CS-1 within a Tier 3 Transit-Oriented Development corridor, buyers may explore rezoning with the City to unlock higher density (up to 3.0 FSR / ~8 storeys), subject to approval. A strong cash flow + future upside opportunity. 448 Rousseau St. also available as package.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Full, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Baseboard, Forced Air
# of Kitchens	2
Flooring	Hardwood, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,590,000
Total Bedrooms	6
Total Bathrooms	3
Full Bathrooms	3
Half Bathrooms	0
Floor Area Total (sqft)	2137
Year Built	1948
Age Of Building	78
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Detached, Lane Access
Total Parking Spaces	2

Lot & Land

Lot Size	5108
Lot Size Depth	Feet
Lot Size Frontage	45.21
MLS^® #	R3109448
Area	New Westminster
Neighbourhood	Sapperton
City	New Westminster
Postal Code	V3L 3R3
Gross Taxes	$6,099.57
Zoning	CS

Property Timeline

Status	Date	Price
R3109448 / Active	04-09-2026	$1,590,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	15' x 15' ft
Main Level	Kitchen	14' x 14' ft
Main Level	Bedroom	11' x 11' ft
Main Level	Bedroom	11' x 11' ft
Above Level	Primary Bedroom	14' x 14' ft
Above Level	Bedroom	11' x 11' ft
Below	Kitchen	11' x 11' ft
Below	Bedroom	9' x 9' ft
Below	Living Room	15' x 15' ft
Below	Workshop	13' x 13' ft
Below	Bedroom	9' x 9' ft

Bathrooms

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

Listed by: Stonehaus Realty Corp. & 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 0.08 km 9/10
Elementary,Secondary
Urban Academy Senior: Above Average 0.08 km 8.6/10

Closest Transit

Bus Stop
Westbound Braid St @ Rousseau St: 0.15 km
Skytrain
Skytrain @ Braid Stn: 0.45 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

54 / 100

Overall sell-speed score

Moderate pace expected

—

Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.45 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

147 DOM

Slower than area

Sapperton avg

37 DOM

Average

New Westminster avg

37 DOM

Faster market

454 Rousseau Street has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. The local market is currently a Balanced Market with a sales-to-active ratio of 14.2% and an area average of 37 days on market — conditions are balanced. With only 155 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 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 (BC ENV 2024). 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 · 449 m · Fast Food
Chicko chicken · 461 m · Fast Food
Pappa leo's pizza · 468 m · Fast Food

Shopping (17 nearby)

Star fade · 478 m · Hairdresser
Cap's bicycle shop · 494 m · Bicycle Shop
The zesty lemon · 499 m · Clothes

Healthcare (6 nearby)

Indigo pharmacy · 505 m · Healthcare
Lifecare compounding pharmacy · 522 m · Healthcare
The medicine shoppe · 541 m · Healthcare

Groceries (5 nearby)

Sapperton liquor sore · 482 m · Beverages
7-eleven · 513 m · Convenience
Royal farm market · 527 m · Greengrocer

Cafes (5 nearby)

Fratelli · 503 m · Cafe
The taco factory · 512 m · Cafe
Starbucks · 544 m · Cafe

Transit (3 nearby)

Skytrain @ braid stn station · 450 m · Transit
Skytrain @ sapperton stn station · 695 m · Transit
Bus stop eastbound brunette ave @ bernatchey st · 983 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 84 m
Urban Academy Senior	Independent	Grades Served —	Catchment Info —	8.8 / 10	Distance 84 m
Home Learners Program	Public	Grades Served —	Catchment Info —	10.0 / 10	Distance 430 m
St.Michaels School	Independent	Grades Served K-7	Catchment Info —	0	Distance 1.01 KM
Skwo:wech	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 1.11 KM
Alderson Elementary	Public	Grades Served —	Catchment Info —	6.3 / 10	Distance 1.27 KM
Our Lady of Fatima	Independent	Grades Served —	Catchment Info —	8.7 / 10	Distance 1.32 KM
New Westminster Online Schools	Public	Grades Served —	Catchment Info —	0	Distance 1.59 KM
Armstrong Elementary	Public	Grades Served —	Catchment Info —	7.3 / 10	Distance 1.70 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 1.99 KM
Lord Baden-Powell Elementary School	Public	Grades Served K-5	Catchment Info —	6.3 / 10	Distance 2.07 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 2.52 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 2.59 KM
Roy Stibbs Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 2.62 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 2.66 KM
Traditional Learning Academy	Independent	Grades Served K-12	Catchment Info —	8.3 / 10	Distance 2.73 KM
Customized Learning Centre (CLC)	Public	Grades Served —	Catchment Info —	0	Distance 2.89 KM

Pre-computed routes from 454 Rousseau St, New Westminster, BC

454 Rousseau St, New Westminster, BC Braid 0.5 km

38 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Braid → Waterfront
38 min
Metrotown, Burnaby via Braid → Metrotown
23 min
SFU Burnaby via Braid → Production Way
13 min
Richmond Centre via Braid → Brighouse
63 min
YVR Airport via Braid → YVR-Airport
64 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

454 Rousseau St, New Westminster, BC is ideally located for commuters. The property is 0.5 km from Braid, with a 38 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound Braid St @ Rousseau St (0.15 km). Walk Score Transit rating: Excellent Transit (77/100).

Walkability & Transit Near 454 Rousseau Street

Car-Dependent 75

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 77

Transit Score - Excellent Transit

Transit is convenient for most trips

Somewhat
Bikeable 80

Bike Score - Very Bikeable

Biking is convenient for most trips

Mortgage Calculator for 454 Rousseau Street

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $508

Maintenance fee 0

A 20% down payment of $318,000 on this $1,590,000 listing yields an estimated mortgage of $6,073/month (30-year fixed, 4%). Total estimated housing cost: $6,581/month, $508 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: Jul 16, 2026

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

With $5,185/month in estimated rental income against $6,746/month in mortgage payments, the monthly cashflow is -$1,561/month. A 41% down payment would reach break-even.

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

Estateblock Rent Estimate for 454 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.