Home New Westminster, BC Sapperton Park Villa 504 466 E Eighth Avenue

504 466 E Eighth Ave, New Westminster BC V3L 4L2 – Condo for Sale – MLS® R3180866

504 466 E Eighth Avenue, New Westminster, British Columbia V3L 4L2

New Westminster Condos for Sale

7 days on the market

$449,000

Est. monthly cost $2,674/mo

Updated with MLS® - Nov 10, 2026 at 08:45am

Park Villa

2 Beds

1 Baths

912 sqft

492 $ /sqft

683.7 $ Maint. fee

1975 built

NEW OPEN HOUSE

Photos

Top-floor unit with a great layout and beautiful views. Ideally positioned on the quiet side of building with a bright south facing exposure. Located in New Westminster’s Sapperton area—just a short walk to shopping, restaurants, parks, transit, and Royal Columbian Hospital. Enjoy easy access to major highways and transit routes. This well-designed home offers high end appliances, a spa like bathroom, abundant closet space plus a storage locker. The building has had lots of improvements including recent re-piping. Tastefully updated in recent years and very affordable with heat, water and hot water included in your strata payment. It’s move-in ready for its next owner. OPEN HOUSE Sat Nov 14 from 1-3pm

Open houses

14 Nov, 2026 (01:00 PM to 03:00 PM)

Building 25 fields Inside & out 12 fields Lot & land 8 fields

Building Details

Price	$449,000
Total Bedrooms	2
Total Bathrooms	1
Full Bathrooms	1
Half Bathrooms	0
Floor Area Total (sqft)	912
Year Built	1975
Age Of Building	51
Building Type	Apartment/Condo
Property Type	Residential
Stories	1
Building Amenities	Bike Room, Heat, Hot Water, Recreation Facilities, Snow Removal, Water
Building Name	Park Villa
Ownership Type	Freehold Strata
Maintenance Fee	$683.7
Community Features	Shopping Nearby
Amenities Nearby	Bike Room, Heat, Hot Water, Recreation Facilities, Snow Removal, Water
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Under Building
Total Parking Spaces	1
Strata Restrictions	Pets Allowed,Rentals Allowed
Pet Restrictions	Number Limit (Two), Yes
Units In Development	39

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Interior Features	Elevator, Storage
Fireplace	1
Heating Type	Electric, Hot Water
Laundry	Common Area
# of Kitchens	1
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
View Description	Partial of River and Bridge
Roof	Wood
Structures	Multi Family, Residential Attached

Lot & Land

Lot Size Depth	Feet
MLS^® #	R3180866
Area	New Westminster
Neighbourhood	Sapperton
City	New Westminster
Postal Code	V3L 4L2
Gross Taxes	$2,166.74
Zoning	RM-2

Property Timeline

Status	Date	Price
R3180866 / Active	11-03-2026	$449,000
to view full Property History (2 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	16'80 x 16'80 ft
Main Level	Kitchen	9'90 x 9'90 ft
Main Level	Bedroom	12'10 x 12'10 ft
Main Level	Primary Bedroom	16'40 x 16'40 ft
Main Level	Walk-In Closet	7'30 x 7'30 ft
Main Level	Dining Room	7'90 x 7'90 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4

Listed by: Century 21 In Town 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.

About the building: Park Villa

466 E Eighth Avenue, Sapperton, New Westminster

Park Villa building details

Building

Built: 1975
Homes: 39
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: NWS401
Managed by: Dwell Property Management
Parking: Garage: Underground
Lockers: Limited
Strata fee covers: ManagementHot WaterHeatGardeningGarbage PickupCaretaker

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Park Villa

For sale: 3
Median ask: $345K
Median $/sqft: $516
Days on market: 40
Sold, past year: 2

This home

$492/sqft, 4.7% below the building median of $516.

Homes for sale at Park Villa, New Westminster Recent sold listings in Park Villa, New Westminster

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map, sell speed & climate

SkyTrain 0.78 km · crime average · sell-speed score 51/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (23 nearby)

Panago · 115 m · Fast Food
Donair town · 121 m · Fast Food
Sushi heaven · 136 m · Restaurant

Shopping (21 nearby)

Twin peaks pinoy mart · 130 m · General
Eye expressions optical · 131 m · Optician
Forage and bloom · 134 m · Florist

Groceries (8 nearby)

7-eleven · 136 m · Convenience
Sapperton liquor sore · 218 m · Beverages
Royal farm market · 222 m · Greengrocer

Healthcare (7 nearby)

Indigo pharmacy · 154 m · Healthcare
The medicine shoppe · 277 m · Healthcare
Lifecare compounding pharmacy · 316 m · Healthcare

Cafes (6 nearby)

Fratelli · 132 m · Cafe
Starbucks · 285 m · Cafe
The taco factory · 285 m · Cafe

Transit (3 nearby)

Skytrain @ sapperton stn station · 782 m · Transit
Skytrain @ braid stn station · 877 m · Transit
Bus stop eastbound armstrong ave @ langley st · 995 m · Transit

Private Schools

Elementary
St.Michaels School: 0.6 km
Elementary,Secondary
Urban Academy Senior: Above Average 0.64 km 8.6/10

Closest Transit

Bus Stop
Eastbound E 8th Ave @ Buchanan Ave: 0.08 km
Skytrain
Skytrain @ Sapperton Stn: 0.78 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: 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

51 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $429,300

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.78 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 SAPPERTON compares

This property

7 DOM

Very fast

Sapperton avg

50 DOM

Average

New Westminster avg

50 DOM

Slower market

504 466 E Eighth Avenue has a sell-speed score of 51/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 4.6% above comparable active properties in Sapperton. The local market is currently a Balanced Market with a sales-to-active ratio of 15% and an area average of 50 days on market — conditions are balanced. With 374 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 4L2

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3L 4L2, 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 (~0.4 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.

Schools NearBy

22 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Home Learners Program	Public	Grades Served —	Catchment Info —	10.0 / 10	Distance 386 m
St.Michaels School	Independent	Grades Served K-7	Catchment Info —	N/A	Distance 603 m
Skwo:wech	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 615 m
Urban Academy Junior	Independent	Grades Served —	Catchment Info —	9.0 / 10	Distance 639 m
Urban Academy Senior	Independent	Grades Served —	Catchment Info —	8.8 / 10	Distance 639 m
Armstrong Elementary	Public	Grades Served —	Catchment Info —	7.3 / 10	Distance 1.08 KM
Cariboo Hill Secondary School	Public	Grades Served 8-12	Catchment Info —	6.3 / 10	Distance 1.36 KM
F W Howay Elementary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.37 KM
New Westminster Online Schools	Public	Grades Served —	Catchment Info —	N/A	Distance 1.44 KM
Our Lady of Fatima	Independent	Grades Served —	Catchment Info —	8.7 / 10	Distance 1.69 KM
Alderson Elementary	Public	Grades Served —	Catchment Info —	6.3 / 10	Distance 1.71 KM
Ecole Glenbrook Middle School	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 1.74 KM
John Knox Christian - Elementary Campus	Independent	Grades Served —	Catchment Info —	9.3 / 10	Distance 1.95 KM
Herbert Spencer Elementary School	Public	Grades Served K-5	Catchment Info —	6.9 / 10	Distance 2.08 KM
Lord Baden-Powell Elementary School	Public	Grades Served K-5	Catchment Info —	6.3 / 10	Distance 2.36 KM
Cameron Elementary	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 2.36 KM
Roy Stibbs Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 2.67 KM
New Westminster Continuing Education	Public	Grades Served —	Catchment Info —	6.7 / 10	Distance 2.73 KM
Sigma	Public	Grades Served —	Catchment Info —	4.6 / 10	Distance 2.86 KM
Burnaby Mountain Secondary School	Public	Grades Served 8-12	Catchment Info —	7.1 / 10	Distance 2.92 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 2.93 KM
New Westminster Secondary School	Public	Grades Served 9-12	Catchment Info —	6.7 / 10	Distance 2.99 KM

Pre-computed routes from 504 466 E Eighth Ave, New Westminster, BC

504 466 E Eighth Ave, New Westminster, BC Sapperton 0.8 km

43 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Sapperton → Waterfront
43 min
Metrotown, Burnaby via Sapperton → Metrotown
25 min
SFU Burnaby via Sapperton → Production Way
19 min
Richmond Centre via Sapperton → Brighouse
68 min
YVR Airport via Sapperton → YVR-Airport
69 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
20 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
25 min

Calculate your commute

504 466 E Eighth Ave, New Westminster, BC is ideally located for commuters. The property is 0.8 km from Sapperton, with a 43 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound E 8th Ave @ Buchanan Ave (0.08 km). Walk Score Transit rating: Excellent Transit (71/100).

Walkability & Transit Near 504 466 E Eighth Avenue

Very Walkable 86

Walk Score - Very Walkable

Most errands can be accomplished on foot

Excellent Transit 71

Transit Score - Excellent Transit

Transit is convenient for most trips

Bikeable 66

Bike Score - Bikeable

Some bike infrastructure

Costs & calculators

Monthly cost about $2,674/month · rent estimate $1,849/month · owning catches up with renting by year 23 · cash flow if rented −$969/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 504 466 E Eighth Avenue

$2,674 /month

Principal & Interest $1,809

Property Taxes $181

Maintenance fee $684

The estimated monthly cost of 504 466 E Eighth Avenue, New Westminster is $2,674: $1,809 principal and interest with 20% down over 30 years at 4.45%, plus $181 property tax and $684 strata fee.

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

−$969 /month

Mortgage Payment $1,809

Monthly Cash Flow −$969

Break Even Down Payment 63%

Cap Rate -2.6%

Cash on Cash -13.0%

If 504 466 E Eighth Avenue, New Westminster were rented at $1,849 a month with 5% vacancy, it would fall $969 a month short of the mortgage and carrying costs; about 63% 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 504 466 E Eighth Avenue, New Westminster

$1,849 / month

Rent $1,849

Own $2,674

Principal: $582/mo Interest, tax, insurance, fees: $2,092/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$487/mo (year 1) → ~$1,133/mo (year 20) → ~$1,690/mo (year 29).

Net cost to own at year 5 ~$2,092/mo About $243/mo more than renting

EstateBlock estimates 504 466 E Eighth Avenue, New Westminster would rent for about $1,849 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: 504 466 E Eighth Avenue

Rent vs own

Owning catches up by year 23

With 20% down ($89,800) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $32,010

Principal paid off by year 10 $71,979

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.

Renting 504 466 E Eighth Avenue, New Westminster is cheaper at first, but owning catches up by year 23, with $32,010 of principal paid off by year 5 and $71,979 by year 10.