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$1,588,000

520 Ewen Avenue

New Westminster · MLS® R3148969

5 bed · 5 bath · 3,159 sq ft · 5,280 sq ft lot · 4 parking

House · Single Family · built 2014 · 80 days on market

Listed by Elaine Chen, Royal Pacific Lions Gate Realty Ltd.

Realtor's description

Beautiful custom-built home in one of Queensborough's best neighbourhoods - steps to a park and bus stop. Offering over 3,100 sq.ft. of luxury living with an excellent layout. The main floor features a spacious entertainment-style kitchen with a large family room, plus formal living and dining areas that open onto a huge patio. Upstairs offers 3 generous bedrooms, including a comfortable primary suite. The lower level includes a recreation/wet bar area and two separate 1-bedroom rental suites, perfect for mortgage helpers or extended family. A rare opportunity to own a quality home in a convenient, family-friendly location.

Property details

Type: House, Single Family
Bedrooms: 5
Bathrooms: 5
Living area: 3,159 sq ft
Lot: 5,280 sq ft
Parking: 4
Year built: 2014
Property tax: $7,515 / yr
Days on market: 80
MLS®: R3148969

Features

Price check

Below typical for the area (-20%)

2026 assessment: $1,724,000 · asking is -7.9%
Price per sq ft: $503 vs $626 median for houses in New Westminster for sale (176)

An estimate from public BC Assessment records, registered sales and the listings for sale right now, not an appraisal. Condition, renovations, views and lot all move real value.

Property insights

On market 80 days · no price changes so far

The market here

Listed now: 61 days; median for 180 houses for sale; this one 80 days

Houses in New Westminster. Sale prices register 1 to 3 months after a sale closes.

Property tax by year

Year	Assessed	Est. tax
2026	$1,724,000	$8,263

The listing shows $7,515 a year in property tax.

Estimate: the BC Assessment value times New Westminster's residential tax rate for that year (Province of BC, local government statistics). Leaves out the home owner grant, parcel taxes and utility charges; the city's tax notice is the real figure.

Monthly cost

$7,545/mo

Mortgage $6,919 · Tax $626

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

estimated payment

$6,919/ monthly

loan $1,270,400

25-year amortization

down payment20% · $317,60020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 10, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $805,229
property transfer tax: $29,760; BC general rate
cash to close: $347,360; down + PTT
total paid: $2,075,629

Estimates only. Rates change daily and lenders qualify at the stress-test rate; first-time-buyer and newly-built PTT exemptions aren't applied. Talk to a mortgage broker before you offer.

If you rented it out

Suite rent: $1,645/mo
Your cost after the suite: $6,207/mo; vs $7,720 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $6,919 · tax $626 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent starts at CMHC's average for a 3+ bedroom (1-bedroom for the suite) in New Westminster (CMHC Rental Market Survey, October 2025). Averages include long-time tenants, so new leases usually ask more; houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

BC rules for landlords

Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
Rent increases are capped once a year at the province's set amount. gov.bc.ca
The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca

Location

Lot outline: 493 m² (5,307 sq ft) · PID 002-373-521. From ParcelMap BC; property lines are approximate, a survey is the legal boundary.

New WestminsterGoogle Maps ↗

Location

New WestminsterGoogle Maps ↗

Schools

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
600 m away · 833 Salter St, New Westminster · 604-517-6040
Secondary New Westminster Secondaryhomes in this catchment
2.9 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.

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