408 82 First Street

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

rent

$1,890/mo

after all costs

−$554/mo

cap rate

3.8%

yearly net rent ÷ price

Costs: mortgage $2,000 · strata $258 · insurance ~$35 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 1-bedroom in New Westminster: CMHC's average there ($1,645) raised by what new tenants pay against everyone in the Vancouver area, then down 1.5% 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 Ecole Qayqayt Elementaryhomes in this catchment

  200 m away · 85 Merivale St, New Westminster · 604-517-6050

• Middle Ecole Glenbrook Middle Schoolhomes in this catchment

  1.4 km away · 701 Park Cres, New Westminster · 604-517-5940

• Secondary New Westminster Secondaryhomes in this catchment

  2.1 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.