351 Pembina Street

20% down at 4.34% fixed (Ratehub.ca), 25 years; tax from the listing.

suite rent

$2,410/mo

your cost after the suite

$4,834/mo

vs $7,051 without it

Costs: mortgage $6,313 · tax $563 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 2-bedroom in New Westminster: CMHC's average there ($2,134) raised by what new tenants pay against everyone in the Vancouver area, then down 0.8% with Vancouver's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

Catchment schools, New Westminster School District 40

• Elementary Queen Elizabeth Elementaryhomes in this catchment

  900 m away · 921 Salter St, New Westminster · 604-517-6080

• Middle Queensborough Middle Schoolhomes in this catchment

  700 m away · 833 Salter St, New Westminster · 604-517-6040

• Secondary New Westminster Secondaryhomes in this catchment

  2.8 km away · 820 6th St, New Westminster · 604-517-6122

From the New Westminster School District 40's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.