One of the advantages of living in Burnaby is the variety of neighbourhoods available within a relatively compact city.

You can find quiet residential streets near Deer Lake, high-rise communities surrounding Brentwood and Metrotown, established neighbourhoods such as Burnaby Heights, and areas undergoing significant redevelopment around Edmonds and Lougheed.

For home buyers, that variety also means choosing where to live in Burnaby isn't simply about finding the right property. The neighbourhood can have just as much impact on your day-to-day lifestyle and the long-term appeal of your home.

Here are some of the things we suggest considering when deciding which Burnaby neighbourhood may be right for you.

Start With How You Want to Live

Before narrowing your search to individual neighbourhoods, think about what you want around you.

Do you want to be able to walk to shops, restaurants and SkyTrain? Would you rather have a larger property on a quiet residential street? Is access to parks important? Do you commute into Vancouver? Are you looking for a condo, townhouse or detached home?

Those priorities can quickly point you toward very different parts of Burnaby.

Someone wanting newer condominium living and rapid transit might consider Brentwood or Metrotown, while a buyer looking for a detached home on a quieter residential street may be more interested in Deer Lake Place, Burnaby Heights or South Slope.

There isn't one "best" neighbourhood in Burnaby. The better question is which neighbourhood best fits you.

Deer Lake and Deer Lake Place

Located near the centre of Burnaby, Deer Lake and Deer Lake Place offer a distinctly residential environment while remaining relatively close to Metrotown, Highway 1 and other parts of the city.

Deer Lake Park is one of the area's major attractions, providing extensive green space, walking trails and access to several of Burnaby's cultural facilities.

Deer Lake Place is primarily a detached-home neighbourhood, with homes ranging from older original properties to extensively renovated houses and newer construction.

Lot characteristics, street location and the condition of individual homes can make a significant difference in value here.

Burnaby Heights

Burnaby Heights has a very different feel.

Located along the northern side of the city, the neighbourhood combines established residential streets with the shops, restaurants and services found along Hastings Street.

The area offers a mix of detached houses, townhomes and condominium developments and provides relatively convenient access to Vancouver.

For buyers who like an established neighbourhood with a traditional commercial district nearby, Burnaby Heights deserves consideration.

Brentwood

Few parts of Burnaby have changed as dramatically as Brentwood.

The area surrounding Brentwood Town Centre has evolved into one of the city's major high-density residential communities, with numerous newer condominium towers, restaurants, shopping and rapid transit.

Brentwood can be particularly attractive to buyers who prioritize newer construction, amenities and SkyTrain access.

When comparing condominiums here, however, it's important to look beyond the age and appearance of the building. Strata fees, contingency reserves, depreciation reports, bylaws and future maintenance obligations should all form part of the evaluation.

Metrotown

Metrotown is one of Burnaby's largest urban centres and offers some of the city's greatest concentration of shopping, services, transit and condominium housing.

Its central location and access to SkyTrain make it attractive to buyers who value convenience and transportation.

There is also considerable variation within the broader Metrotown area. A high-rise immediately adjacent to the commercial centre provides a very different living environment from a property several blocks into one of the surrounding residential areas.

That makes the property's specific location within the neighbourhood particularly important.

South Slope

South Slope offers another option for buyers looking for a more residential setting.

The neighbourhood includes detached houses, townhouses and some condominium developments, with portions of the area offering impressive southern views.

Topography can vary considerably, however, and buyers considering detached properties should pay attention to slope, lot configuration, street access and the characteristics of surrounding properties.

Edmonds and Highgate

The Edmonds and Highgate areas offer a broad mixture of housing.

Buyers can find established detached-home neighbourhoods alongside townhouses and condominium developments, including considerable newer construction around Edmonds.

SkyTrain access and ongoing redevelopment have made this an increasingly important part of Burnaby's housing market.

For buyers considering property here, it is worth understanding not only what exists today but also what future development is planned nearby.

Lougheed and Burquitlam

The eastern side of Burnaby around Lougheed has undergone substantial change, with significant condominium development surrounding Lougheed Town Centre and the SkyTrain network.

Its proximity to Coquitlam means buyers searching this area frequently compare properties on both sides of the municipal boundary.

This can create opportunities, but it also makes careful comparison important. Similar-looking properties only a short distance apart may be located in different municipalities, neighbourhoods or strata developments with very different histories.

Think Beyond Today's Neighbourhood

Burnaby continues to grow and change.

Transit-oriented development and new housing policies mean some neighbourhoods will look considerably different in the future.

That isn't necessarily good or bad.

For some buyers, future shops, transit and redevelopment may be attractive. Others may place greater value on an established residential environment with less surrounding change.

When evaluating a property, we think it's worthwhile considering both what surrounds the home today and what may surround it in the future.

Property Type Matters Too

Choosing a neighbourhood and choosing a property type often go together.

Detached homes can provide land and greater independence but may bring considerably more responsibility for maintenance and future repairs.

Condominiums can offer convenience and amenities but require buyers to understand the financial and physical condition of the strata corporation.

Townhouses fall somewhere between the two and can provide an attractive option for buyers who want more space without taking on all the responsibilities associated with a detached house.

Your budget may stretch very differently depending on which combination of location and property type you choose.

Explore Burnaby Before You Decide

One of the best things a buyer can do is spend some time in the neighbourhoods they're considering.

Drive or walk the streets.

Visit at different times of day. Look at the surrounding properties. Check the distance to shopping, parks and transit. Pay attention to traffic and noise.

A map can tell you where a property is located. It can't completely tell you what it feels like to live there.

Finding the Right Burnaby Neighbourhood

Choosing where to live is ultimately a balance between location, property, lifestyle and budget.

Sometimes the best decision isn't buying the nicest house you've seen. It's buying the right property in the neighbourhood that best suits how you want to live.

Team Keenan Neilly works with buyers and sellers throughout Burnaby and can help you compare neighbourhoods, properties and recent sales before making a decision.

Buying a house in Burnaby can be very different from purchasing a condo or townhouse.

Beyond the condition and features of the home itself, you're also buying the land beneath it. Lot size and configuration, zoning, redevelopment potential, drainage, neighbourhood characteristics and the condition of major building components can all have a significant impact on value.

Burnaby is also not one single real estate market. A detached home in Deer Lake Place may attract a different buyer and command a different value than a similar-sized home in Burnaby Heights, South Slope or the Edmonds area.

If you're considering buying a detached home in Burnaby, here are some of the things we believe are worth investigating before making a decision.

Start With the Neighbourhood, Not Just the House

Location has always been important in real estate, but in Burnaby the differences between neighbourhoods can be significant.

Some buyers prioritize proximity to SkyTrain, shopping and restaurants. Others are looking for quieter residential streets, larger lots, parks, schools or easier highway access.

Even within the same neighbourhood, two properties a few blocks apart can have meaningful differences.

When evaluating a location, we look at factors such as traffic and street exposure, nearby development, lot orientation, surrounding properties, access to transit and amenities, and how the immediate location compares with recent sales.

A beautifully renovated house isn't necessarily a good purchase if its location makes it substantially less desirable than the comparable homes being used to justify its price.

Understand What You're Actually Paying For

With detached homes, buyers sometimes focus heavily on square footage, finishes and renovations.

Those things matter—but so does the land.

Lot size, frontage, depth, topography and configuration can affect both current value and what may be possible with the property in the future.

Two houses with similar interiors may therefore have substantially different market values because of the underlying properties.

Before making an offer, it's important to understand how both the house and the land compare with recent sales.

Don't Assume a Renovation Adds Dollar-for-Dollar Value

A newly renovated kitchen, bathrooms and flooring can certainly make a home more desirable, but the amount spent by the seller doesn't automatically equal the amount added to the property's market value.

Quality matters.

So does whether the renovation suits the home, neighbourhood and likely buyer.

We also want to know whether substantial work was completed with appropriate permits where required. A beautiful finished basement or major addition can raise different questions if the work wasn't properly permitted.

For buyers considering a house that needs substantial renovations, the reverse is also true. A lower purchase price doesn't necessarily make a property a bargain once realistic renovation costs are considered.

Look Beyond What You Can See

A home can present beautifully while still having expensive components approaching the end of their useful lives.

Depending on the age and type of property, buyers may want to investigate:

• Roof condition and age

• Drainage and perimeter drains

• Electrical service and wiring

• Plumbing

• Heating and cooling systems

• Windows

• Foundation and signs of moisture

• Sewer and water connections

• Previous additions or structural alterations

• Evidence of past water damage or repairs

This is one reason we generally recommend an appropriate professional home inspection when circumstances allow.

The objective isn't to find a perfect house. It's to understand what you're buying and identify potential expenses before you become committed to the purchase.

Review the Property Disclosure Statement Carefully

When a Property Disclosure Statement is available, it should be reviewed as part of the overall investigation of the property.

It may contain information about past water issues, renovations, structural changes, permits, property systems or other matters that deserve further investigation.

The disclosure statement isn't a substitute for independent due diligence, but it can help identify questions that should be asked before subject removal.

Understand Zoning and Future Potential

Burnaby's housing landscape is changing.

Provincial housing legislation and municipal planning changes have created new possibilities for some residential properties, but buyers shouldn't assume every lot has the same redevelopment potential.

Lot dimensions, zoning, access, servicing, trees, topography and other municipal requirements can all affect what may actually be possible.

If redevelopment potential is part of the reason you're considering a property, it should be investigated rather than assumed.

And even if you have no intention of redeveloping the property yourself, understanding its potential can still be relevant to long-term value.

Comparable Sales Matter More Than the Asking Price

The asking price tells you what the seller hopes to receive.

It doesn't necessarily tell you what the property is worth.

Before deciding what you're prepared to pay, we look closely at recent comparable sales as well as current competing listings.

For a detached Burnaby home, that can involve comparing:

• Neighbourhood and immediate location

• Lot size and frontage

• Home size and layout

• Age and condition

• Renovations

• Views and orientation

• Parking

• Basement accommodation

• Redevelopment potential

• How recently the comparable property sold

Sometimes the best comparable isn't the house around the corner. It may be a property in another nearby neighbourhood that competed for the same type of buyer.

Consider the Cost of Ownership After You Buy

Purchase price is only part of the equation.

An older detached home may require significant expenditures over the next several years. A buyer who stretches to the absolute top of their budget to acquire the property may have little flexibility when the roof, drainage, furnace or another major component eventually needs attention.

We like to consider not just “Can you buy this house?” but also “What is this house likely to require after you own it?”

That can produce a much more realistic picture of affordability.

Your Offer Can Protect You

Price is only one part of an offer.

Depending on the property and circumstances, appropriate subject conditions may allow time for financing, inspection, reviewing property information or investigating other concerns identified during due diligence.

In a competitive market, buyers sometimes feel pressure to remove protections to make an offer more attractive.

Whether that makes sense depends on the property, market conditions and the buyer's individual circumstances. The important thing is understanding the risk associated with the decisions you're making.

Buying a House in Burnaby?

Burnaby offers a wide range of detached-home neighbourhoods—from established communities such as Deer Lake Place and Burnaby Heights to areas undergoing significant change and redevelopment.

Finding the right house means looking beyond the listing photographs and asking the right questions about the property, land, location and value.

If you're considering buying a house in Burnaby, Team Keenan Neilly can help you evaluate comparable sales, investigate the property and understand the local market before you make an offer.

Considering a condo instead? Read our Buying a Condo in Burnaby guide.

September marks the beginning of one of the more active periods of the year in real estate.

With summer vacations behind us, families settling back into their routines and buyers refocusing their searches, the fall market often brings renewed activity.

For homeowners considering a move, that raises an important question:

Is fall a good time to sell your home?

The answer depends on your property, your local market and your own plans, but fall can offer some genuine advantages for sellers.

Why Fall Can Be a Good Time to Sell

Spring traditionally gets most of the attention when people talk about the best time to sell a home.

But fall can offer something spring doesn't always provide: less competition.

Depending on the year and your particular neighbourhood, there may be fewer homes coming onto the market in September and October than during the busy spring listing season.

That can give a well-priced and well-presented property a better opportunity to stand out.

If several buyers are looking for your type of home but there are relatively few comparable properties available, you may be entering the market at an advantageous time.

Fall Buyers Can Be Serious Buyers

Another potential advantage of the fall market is buyer motivation.

Some buyers have been searching throughout the spring and summer without finding the right property.

Others may just be beginning their search but hope to purchase and move before the end of the year.

Either way, buyers actively viewing homes in September and October often have a reason for being in the market.

That doesn't mean every buyer will be in a hurry or willing to pay any price, but it can create a different dynamic than the slower periods of summer or the holiday season.

There's Still Time to Make Your Home Look Its Best

One of the nice things about selling in early fall is that homes can still show beautifully.

There's generally plenty of daylight, gardens and landscaping can still look attractive, and the weather is usually favourable for showings.

If you're considering listing, you don't necessarily need to undertake a major renovation.

Often, relatively simple improvements can make a noticeable difference.

Consider things such as:

• Decluttering and removing excess furniture

• Touching up or repainting tired walls

• Completing obvious minor repairs

• Cleaning carpets and flooring

• Improving lighting

• Cleaning windows

• Tidying patios, balconies and outdoor spaces

• Trimming landscaping and cleaning up the yard

• Improving the home's entrance and curb appeal

The goal isn't to make your home perfect.

It's to make it easy for buyers to picture themselves living there.

Should You Renovate Before Selling?

This is something we discuss with sellers regularly.

Not every renovation will return what you spend on it.

A $30,000 renovation doesn't automatically make a property worth $30,000 more, and spending money immediately before selling isn't always the best strategy.

In many cases, smaller cosmetic improvements can have a greater impact relative to their cost.

Before committing to an expensive renovation, it's worth looking at the homes you'll be competing against and determining what today's buyers are actually expecting.

Sometimes doing less — but doing the right things — makes more sense.

Pricing Matters in the Fall Market

The season alone won't sell a property.

Pricing remains one of the most important parts of a successful sale.

Buyers today have access to a tremendous amount of information. They can quickly compare your home with other active listings and often see what similar properties have recently sold for.

That's why we look closely at:

• Recent comparable sales

• Current competing listings

• Days on market

• Recent price reductions

• Buyer activity

• Inventory levels

• Conditions within your particular neighbourhood and property type

The objective is to position your property where buyers see value when they compare it with their other choices.

Don't Rely Only on the Overall Market

Headlines about the real estate market can be useful, but they don't necessarily tell you what's happening with your home.

There isn't one single Lower Mainland real estate market.

A detached home can experience very different conditions from a condo or townhouse.

The market can also differ between Burnaby, Vancouver, New Westminster, Coquitlam, Port Moody and other communities — and sometimes between neighbourhoods within the same city.

Even two similar condos a few blocks apart can face different market conditions depending on the building, location, price range and available competition.

That's why local information matters when deciding whether now is the right time to sell.

The Fall Selling Window Can Be Relatively Short

One consideration with the fall market is timing.

September and October are generally the heart of the fall selling season.

As we move deeper into November and toward the holiday season, real estate activity can begin to slow.

That doesn't mean homes don't sell later in the year — they certainly do.

But if your goal is to take advantage of the traditional fall market, it's worth being prepared rather than waiting until the season is almost over.

What If You're Selling and Buying?

If you're planning to sell your current home and purchase another, don't evaluate the decision based solely on what you think your existing property is worth.

You also need to consider the market you're buying into.

A softer market may mean accepting a little less for your current property, but it could also create an opportunity to negotiate more effectively on your next home.

Similarly, a strong seller's market may produce a higher sale price while making your next purchase more competitive.

The important number can sometimes be the difference between what you're selling and what you're buying, rather than either price by itself.

Should You Sell This Fall or Wait Until Spring?

There's no universal answer.

Spring may bring more buyers, but it can also bring more listings and more competition.

Waiting can work in your favour if market conditions improve — but market conditions can also move in the opposite direction.

Rather than trying to predict exactly where prices will be several months from now, consider what we know today:

What are comparable homes selling for?

How much competition would your property face?

How long are similar homes taking to sell?

And does selling now make sense for your own plans?

Those questions are much more useful than assuming one season will automatically produce a better result than another.

Thinking About Selling This Fall?

If you've been considering a move, the fall market may provide a good opportunity — but the first step doesn't have to be putting a For Sale sign on the lawn.

Start by understanding your home's current value, the competition you'd face and what you could realistically expect if you listed.

Team Keenan Neilly can prepare a no-obligation market evaluation and review recent sales, current listings and buyer activity specific to your property and neighbourhood.

If you're considering buying or selling in Burnaby, New Westminster, Coquitlam, Port Moody, Vancouver or elsewhere in the Lower Mainland, we’d be happy to help you understand what the current market means for your particular property or move.

Contact Keenan or Kelly for experienced, straightforward real estate advice based on the neighbourhood, property type and market conditions that actually matter to you.

The Metro Vancouver real estate market finished the summer on the softer side, with slower sales, elevated inventory and continued downward pressure on home prices.

According to Greater Vancouver REALTORS® (GVR), 1,869 residential properties sold across the region in August 2026. That's 4.6% fewer sales than August 2025 and approximately 21% below the 10-year seasonal average.

For buyers, that means more choice and less urgency than we've seen in some recent markets. For sellers, it reinforces the importance of pricing and positioning a property correctly from the beginning.

Here's a closer look at what's happening.

Sales Remain Below Normal Levels

August recorded 1,869 home sales, compared with 1,959 a year earlier.

Perhaps more significant is how that compares with historical activity. August sales were 20.7% below the 10-year seasonal average.

The market performed relatively close to expectations during the first four months of 2026, but sales have been weaker since May.

That slower pace continued through the summer.

Buyers Still Have Plenty of Choice

There were 4,100 newly listed properties in Metro Vancouver during August, down 3% from August 2025 and very close to the 10-year seasonal average.

However, total inventory remains relatively high.

At the end of August, 15,798 properties were listed for sale across Metro Vancouver.

While that's 2.7% lower than a year ago, it's still 26.2% above the 10-year seasonal average.

That's an important number.

Buyers may not be seeing quite as much inventory as they did at the market's recent peak, but there continues to be considerably more selection than we'd typically expect at this time of year.

What Is the Sales-to-Active Listings Ratio Telling Us?

Across all property types, Metro Vancouver's sales-to-active listings ratio was 12.3% in August.

Broken down by property type:

• Detached homes: 9.6%

• Townhouses/attached homes: 15.1%

• Apartments: 13.7%

Historically, GVR notes that sustained ratios below approximately 12% can place downward pressure on prices, while ratios above 20% for several months can contribute to upward pressure.

Detached homes are therefore experiencing particularly soft conditions, while the attached and apartment segments are somewhat more balanced.

Home Prices Continue to Ease

The benchmark price for all residential properties in Metro Vancouver was $1,081,900 in August.

That's:

5.6% lower than August 2025
and
0.6% lower than July 2026.

The decline isn't limited to one property type.

Detached Homes

There were 557 detached-home sales in August, down 3.1% from a year earlier.

The benchmark detached-home price was:

$1,799,400

That's down 7.2% year over year and 1.3% from July.

With a sales-to-active listings ratio of just 9.6%, detached homes currently represent the softest of the three major market segments.

Apartments

Apartment sales totalled 891, down 6.8% from August 2025.

The benchmark apartment price was:

$686,200

That's 6.6% lower than a year ago and 0.3% below July.

Buyers in the condo market generally have considerably more time and selection than they did during the highly competitive markets of previous years.

Townhouses and Attached Homes

Attached properties were the one segment where sales actually increased slightly.

There were 412 sales, up 0.7% from August 2025.

The benchmark townhouse price was:

$1,028,800

That's still 4.4% lower year over year, although only 0.2% lower than July.

What Does This Mean for Buyers?

From a buyer's perspective, current conditions have several advantages.

There's more inventory to choose from, prices have softened and buyers generally have more negotiating power than they would in a strong seller's market.

That can provide more opportunity to properly investigate a property rather than feeling pressured to make an immediate decision.

For condo and townhouse buyers in particular, having time to review strata documents, depreciation reports, meeting minutes and financial information can be extremely valuable.

But a softer market doesn't necessarily mean every property is a bargain.

Desirable homes that are well priced can still attract significant interest, and market conditions can vary considerably between property types, cities and neighbourhoods.

What Does This Mean for Sellers?

For sellers, today's market requires a different strategy than a market where almost everything sells quickly.

With inventory approximately 26% above the 10-year seasonal average, buyers have choices.

That means pricing a property significantly above comparable sales in the hope that a buyer will eventually come along can be risky.

Homes that sit on the market while competing properties sell may eventually require price reductions.

Presentation and marketing also become more important when buyers have multiple properties to compare.

The objective isn't simply to put a home on MLS® — it's to position it effectively against the properties competing for the same buyers.

Is This a Buyer's Market?

The overall sales-to-active listings ratio of 12.3% puts Metro Vancouver close to territory historically associated with downward price pressure.

But it's important not to treat Metro Vancouver as one single market.

Detached homes are experiencing considerably softer conditions than attached properties, and conditions can vary again when we look at individual cities, neighbourhoods and price ranges.

A condo in Burnaby may face very different competition from a detached home in Vancouver or a townhouse in Coquitlam.

That's why broad statistics are useful for understanding the direction of the market, but local comparable sales and current inventory are what really matter when you're making a decision about a specific property.

Looking Ahead to the Fall Market

The big question now is whether buyers become more active as we enter the fall market.

Inventory has begun coming down from its previous highs, but sales remain slower than normal and prices have continued to drift lower.

That creates an interesting environment.

Buyers currently have selection and negotiating opportunities, while sellers who need or want to move can still sell successfully — but expectations need to reflect today's conditions rather than the market of a few years ago.

If you're considering buying or selling in Burnaby, Vancouver, New Westminster, Coquitlam, Port Moody or elsewhere in the Lower Mainland, Team Keenan Neilly can help you understand what's happening in your specific market.

Contact Keenan or Kelly for experienced, straightforward real estate advice based on the neighbourhood, property type and market conditions that actually matter to you.

Buying a Condo in Burnaby? Look Beyond the Unit

Finding a condo you love is only part of the buying process. When purchasing a strata property in Burnaby, it’s just as important to understand the building, the strata corporation and its financial position as it is to evaluate the individual unit.

Before making an offer—or during the subject-removal period—there are several important areas we recommend buyers investigate.

Review the Strata Documents

Strata documents can provide valuable insight into how a building is being managed. These may include recent council meeting minutes, annual general meeting minutes, financial statements, bylaws, insurance information and Form B documentation.

Meeting minutes in particular can reveal issues that may not be obvious during a showing, including recurring leaks, building maintenance concerns, owner disputes or discussions about future repairs.

Understand the Depreciation Report

A depreciation report looks at the major components of a strata property and estimates when they may require repair or replacement.

Items can include the roof, elevators, plumbing, windows, exterior building envelope, parkade and other major systems.

A projected repair does not necessarily mean the work will happen at that exact time or cost. However, the report can help buyers understand what expenses may be coming and whether the strata's contingency reserve fund is adequately prepared for them.

Look for Special Levies and Major Projects

Major building projects can sometimes result in special levies charged to individual owners.

Before purchasing, we look for completed, approved and proposed projects as well as discussions that could eventually lead to significant expenditures.

Understanding these possibilities ahead of time can help you make a more informed decision and budget appropriately.

Review the Strata's Insurance

Strata insurance has become an increasingly important consideration for condo buyers.

We look at the building's insurance coverage and deductibles, particularly deductibles relating to water damage. Buyers should also speak with their own insurance provider to make sure appropriate personal coverage is available.

Consider the Building's History

Every strata has a story.

A well-maintained older building with a history of proactive repairs can sometimes be a better purchase than a newer building with unresolved problems.

That's why we don't simply look at the age of a building. We look at how it has been maintained, what work has already been completed and what may be coming next.

Local Knowledge Matters

Burnaby has an enormous variety of condo buildings, from established communities in areas such as Highgate and South Slope to newer towers around Brentwood and Metrotown.

Understanding the building and neighbourhood can be just as important as understanding the individual condo.

Thinking About Buying a Condo in Burnaby?

Team Keenan Neilly helps buyers evaluate not only the property they're considering, but also the strata information and building history that can affect their purchase.

If you're considering buying a condo in Burnaby, contact Keenan Neilly or Kelly Huber for experienced, straightforward real estate advice.