Home New Westminster, BC West End NW 620 Thirteenth Street

620 Thirteenth St, New Westminster BC - Half Duplex for Sale - MLS# R3157581

15 days on the market

$1,350,000

Est. Mortgage $5,972/mo

Listing updated: Aug 31, 2026 at 07:33pm

EstateBlock checked: Sep 2, 2026 at 10:45pm

5 Beds

3 Baths

2663 sqft

507 $ /sqft

0 $ Maint. fee

1994 built

15 days on the market

$1,350,000

Est. $5,972/mo with 20% down

Listing updated: Aug 31, 2026 at 07:33pm

EstateBlock checked: Sep 2, 2026 at 10:45pm

Photos

Exterior Front Photo of 620 Thirteenth Street, New Westminster, BC

Exterior Rear Photo of 620 Thirteenth Street, New Westminster, BC

Living Room Photo of 620 Thirteenth Street, New Westminster, BC

Family Room Photo of 620 Thirteenth Street, New Westminster, BC

Dining Area Photo of 620 Thirteenth Street, New Westminster, BC

Kitchen Photo of 620 Thirteenth Street, New Westminster, BC

Kitchen Island Photo of 620 Thirteenth Street, New Westminster, BC

Pantry Photo of 620 Thirteenth Street, New Westminster, BC

Breakfast Nook Photo of 620 Thirteenth Street, New Westminster, BC

Primary Bedroom Photo of 620 Thirteenth Street, New Westminster, BC

Discover the perfect blend of charm and modern living in the heart of New Westminster’s sought-after West End. This spacious home offers a versatile layout with 5 bedrooms, including 3 upstairs and 2 downstairs—ideal for extended family or potential rental income. Enjoy generous living spaces on both levels, providing flexibility for a variety of lifestyles. Conveniently located in a quiet, established neighbourhood close to parks, schools, and amenities. Book your private showing today!OPEN HOUSE SAT(AUG.29 11:00AM-1:00PM)

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Baseboard
# of Kitchens	1
Flooring	Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
View Description	CITY VIEW
Roof	Asphalt
Structures	Duplex, Residential Attached

Building Details

Price	$1,350,000
Total Bedrooms	5
Total Bathrooms	3
Full Bathrooms	3
Half Bathrooms	0
Floor Area Total (sqft)	2663
Year Built	1994
Age Of Building	32
Building Type	Half Duplex
Property Type	Residential
Stories	2
Ownership Type	Freehold Strata
Maintenance Fee	0
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Single, Front Access
Total Parking Spaces	2
Strata Restrictions	No Restrictions
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	8158
MLS^® #	R3157581
Area	New Westminster
Neighbourhood	West End NW
City	New Westminster
Postal Code	V3M 4M4
Gross Taxes	$6,772.93
Zoning	RT-1A

Property Timeline

Status	Date	Price
R3157581 / Active	08-19-2026	$1,350,000
to view full Property History (4 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	16'8 x 16'8 ft
Main Level	Primary Bedroom	14' x 14' ft
Main Level	Bedroom	10'9 x 10'9 ft
Main Level	Bedroom	10'7 x 10'7 ft
Main Level	Dining Room	16'8 x 16'8 ft
Main Level	Den	10'2 x 10'2 ft
Below	Bedroom	11'2 x 11'2 ft
Below	Bedroom	11'2 x 11'2 ft
Below	Kitchen	10'2 x 10'2 ft
Below	Dining Room	14'7 x 14'7 ft
Below	Laundry	10'6 x 10'6 ft

Bathrooms

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

Listed by: LeHomes Realty Premier

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 - Secondary Campus: Above Average 0.82 km 10/10
Elementary,Secondary
John Knox Christian - Secondary Campus: Above Average 0.82 km 10/10

Closest Transit

Bus Stop
Eastbound 6th Ave @ 14 St: 0.16 km
Skytrain
Skytrain @ 22Nd St Stn: 1.39 km

Crime Rate

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

Demographics

Post-Secondary Education: Average 29.8%
No Certificate/Degree: Below Average 12.1%
Owner Occupied: Below Average 57.6%
Employment Rate: Above Average 67.7%

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

56 / 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 — 1.39 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 WEST END NW compares

This property

15 DOM

Very fast

West End NW avg

75 DOM

Average

New Westminster avg

75 DOM

Slower market

620 Thirteenth Street has a sell-speed score of 56/100, 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 13.4% and an area average of 75 days on market — conditions are balanced. With only 67 competing homes currently listed, this property has moderate competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V3M 4M4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3M 4M4, 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 (~3.6 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

Shopping (33 nearby)

Man in mirror barbershop · 167 m · Hairdresser
12th st. barbers · 177 m · Hairdresser
Orange crush velvet · 203 m · Clothes

Restaurants (26 nearby)

Shiok canteen · 166 m · Restaurant
Donair star · 167 m · Fast Food
Indian courtyard restaurant · 206 m · Restaurant

Groceries (13 nearby)

Manila bbq supermart · 198 m · Convenience
Gospa's delightful food · 250 m · Supermarket
Caribbean market · 351 m · Convenience

Cafes (7 nearby)

Sago to go · 395 m · Cafe
Happy mom's cafe · 414 m · Cafe
Kamini's corner cafe · 581 m · Cafe

Healthcare (1 nearby)

Pharmachoice · 523 m · Healthcare

Transit (1 nearby)

Bus stop eastbound 8th ave @ 19 st · 955 m · Transit

Schools NearBy

28 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Lord Kelvin Elementary School	Public	Grades Served K-5	Catchment Info —	5.7 / 10	Distance 430 m
Lord Tweedsmuir Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 757 m
John Knox Christian - Secondary Campus	Independent	Grades Served —	Catchment Info —	9.2 / 10	Distance 815 m
St. Thomas More Collegiate	Independent	Grades Served —	Catchment Info —	8.3 / 10	Distance 894 m
New Westminster Secondary School	Public	Grades Served 9-12	Catchment Info —	6.7 / 10	Distance 982 m
Twelfth Avenue Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 1.06 KM
Sigma	Public	Grades Served —	Catchment Info —	4.6 / 10	Distance 1.10 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	0	Distance 1.21 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 1.29 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 1.30 KM
New Westminster Continuing Education	Public	Grades Served —	Catchment Info —	6.7 / 10	Distance 1.35 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.65 KM
Connaught Heights Elementary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.65 KM
Compass Christian New West	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 1.66 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 1.73 KM
Herbert Spencer Elementary School	Public	Grades Served K-5	Catchment Info —	6.9 / 10	Distance 1.77 KM
Taylor Park Elementary School	Public	Grades Served K-7	Catchment Info —	7.7 / 10	Distance 1.91 KM
Ecole Glenbrook Middle School	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 2.11 KM
John Knox Christian - Elementary Campus	Independent	Grades Served —	Catchment Info —	9.3 / 10	Distance 2.29 KM
Queensborough Middle School	Public	Grades Served 5-8	Catchment Info —	0	Distance 2.40 KM
F W Howay Elementary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.59 KM
Our Lady of Mercy	Independent	Grades Served —	Catchment Info —	10.0 / 10	Distance 2.60 KM
Queen Elizabeth Elementary School	Public	Grades Served K-4	Catchment Info —	6.5 / 10	Distance 2.63 KM
Lakeview Elementary School	Public	Grades Served K-7	Catchment Info —	7.4 / 10	Distance 2.66 KM
Morley Elementary School	Public	Grades Served K-7	Catchment Info —	4.4 / 10	Distance 2.75 KM
St. Francis de Sales	Independent	Grades Served K-7	Catchment Info —	8.7 / 10	Distance 2.76 KM
New Westminster Online Schools	Public	Grades Served —	Catchment Info —	0	Distance 2.90 KM
Cariboo Hill Secondary School	Public	Grades Served 8-12	Catchment Info —	6.3 / 10	Distance 2.96 KM

Pre-computed routes from 620 Thirteenth St, New Westminster, BC

620 Thirteenth St, New Westminster, BC 22nd Street 1.4 km

45 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via 22nd Street → Waterfront
45 min
Metrotown, Burnaby via 22nd Street → Metrotown
27 min
SFU Burnaby via 22nd Street → Production Way
33 min
Richmond Centre via 22nd Street → Brighouse
70 min
YVR Airport via 22nd Street → YVR-Airport
71 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
19 min
Metrotown, Burnaby via Lougheed Hwy
7 min
SFU Burnaby via Gaglardi Way
6 min
Richmond Centre via No. 3 Rd
18 min
YVR Airport via Bridgeport / Sea Island
22 min

Calculate your commute

620 Thirteenth St, New Westminster, BC is ideally located for commuters. The property is 1.4 km from 22nd Street, with a 45 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound 6th Ave @ 14 St (0.16 km). Walk Score Transit rating: Good Transit (64/100).

Walkability & Transit Near 620 Thirteenth Street

Car-Dependent 87

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 64

Transit Score - Good Transit

Many nearby public transportation options

Somewhat
Bikeable 66

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 620 Thirteenth Street

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $564

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($270,000), the estimated monthly payment for this listing is $5,720/month — $5,156 principal & interest, $564 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: Aug 31, 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

At an estimated rental income of $3,962/month, this property runs a $1,816/month shortfall after mortgage and carrying costs. Break-even requires approximately 49% down.

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

Estateblock Rent Estimate for 620 Thirteenth Street, 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.