Six neighbourhoods.
Six different answers.
Burnaby is not one market. Brentwood and Metrotown are high-rise condo towns built around SkyTrain. South Burnaby is established single-family residential with lot values that now include a redevelopment premium under Bill 44. Lougheed is the earliest-stage town centre, priced accordingly. The Heights is a community where buyers trade transit proximity for character. Each of these is a different decision.
This guide frames each neighbourhood around the buyer decision, not the lifestyle brochure. For deeper lifestyle reading on each area — what it is actually like to live there — explore the Burnaby neighbourhood hub. This page is for buyers asking: "Where should I buy given my goals, my budget, and my timeline?"
Price ranges by neighbourhood and type (2026)
Indicative ranges based on active and recent sales as of June 2026. Individual units vary significantly by building, age, and condition. Source: GVR benchmark data and current MLS® listings.
Neighbourhood-by-neighbourhood buyer read
Brentwood
Millennium SkyTrainPredominantly high-rise condo
Brentwood is the most aggressively developed town centre right now — towers are still going up on every block. If you want a brand-new unit at the lowest relative premium in this market, Brentwood is the place. If you want a quieter building with an established community, look for older concrete buildings here or consider Metrotown.
Full Brentwood profileMetrotown
Expo SkyTrainHigh-rise condo, commercial core
Metrotown has the biggest mall in BC, Central Park two blocks away, and the best Expo Line access in the city. It's Burnaby's commercial core and the default investor choice for a reason. Older concrete buildings near the park can be undervalued relative to new towers with thin reserves.
Full Metrotown profileEdmonds
Expo SkyTrainMix of mid-rise condo and townhome
Edmonds is the neighbourhood I point people to when they want more space than Brentwood prices allow and are willing to trade some of the current amenity density for future runway. Highgate Village anchors the retail, the SkyTrain is right there, and the mid-rise inventory means you can actually get a two-bedroom without breaking the budget.
Full Edmonds profileSouth Burnaby
Expo SkyTrain (Edmonds & 22nd)Detached, townhome — low-rise residential
South Burnaby is where the Bill 44 conversation is most live. Quiet streets, top-ranked schools (Burnaby South, Moscrop area), and a lot of lots that a builder would pay more for than a family buyer. If you are buying here, you need to understand the dual-value dynamic — whether you care about the redevelopment upside or not, the market does.
Full South Burnaby profileThe Heights
Bus to SkyTrain (no direct station)Character houses, low-rise, some multiplex infill
The Heights is the neighbourhood where buyers trade SkyTrain at the door for character, Italian delis, Hastings Street village energy, and some of the best north-facing views in Burnaby. The community is tight-knit and long-term — this is a lifestyle decision more than a pure investment thesis.
Full The Heights profileLougheed
Expo-Millennium interchangeNew high-rise (City of Lougheed master plan), some older mid-rise
Lougheed is the most affordable of Burnaby's four town centres and the one that has changed the least so far. The upside is real if you believe the City of Lougheed build-out will happen on its current trajectory. The risk is that you are betting on a 15–20 year master plan executing as projected. I think it will — but you need a long timeline to be right about it.
Full Lougheed profileThe investment lens — cap rates and rental income
Average Burnaby rent for a one-bedroom was approximately $2,350/mo as of May 2026 per Zumper, with one-beds averaging $2,200 and two-beds $2,800. That is down about 8% year- over-year as rental supply has risen.
On a $703k benchmark condo at $2,200/mo in rent, the gross cap rate is roughly 3.75% before strata fees, property tax, and maintenance — below the cost of financing at most current rates. Burnaby condo investment is primarily an equity-appreciation play, not a cash-flow one. Buyers who need the investment to service itself from day one need to model carefully before committing.
The exception: detached lots in South Burnaby or Edmonds with secondary suites, where rental income ($3,000–$4,000+/mo) plus the redevelopment optionality creates a different investment thesis. That also comes with the complexity of managing a rental property and understanding the sell / hold / redevelop decision.
Key Takeaways
- 01.No universal "best" neighbourhood — match the area to your commute, budget, type preference, and horizon. For a full comparison of condos vs townhomes vs detached across Burnaby, see the Burnaby condo and townhome guide.
- 02.Metrotown has the most liquid resale market. Brentwood has the most new supply. Edmonds has the best current value. Lougheed has the most long-term upside.
- 03.South Burnaby and Edmonds detached lots have a dual-value dynamic under Bill 44 — the builder price and the end-user price can diverge significantly.
- 04.Burnaby condo investment is an appreciation play, not a cash-flow one at 2026 prices and rates. Model it accordingly.
Entry prices and rental rates are indicative ranges as of June 2026 and change with market conditions. YoY figures are approximate based on available regional data. Confirm current comparables with your REALTOR® before making any decisions.
Frequently Asked Questions
Which Burnaby neighbourhood is best for first-time buyers in 2026?
Metrotown and Brentwood have the deepest condo inventory — the widest selection for a first purchase with SkyTrain access. Lougheed has the lowest entry prices if budget is the primary constraint. Edmonds offers the most space per dollar and is still improving. The right neighbourhood depends more on your commute, lifestyle, and timeline than on any universal ranking.
Where in Burnaby should I buy for investment and rental income?
Metrotown is the most liquid resale market and has consistently strong rental demand — large tenant pool, deep commuter base, Expo Line access. Brentwood has high new supply, which creates more competition. Edmonds has better entry prices and improving fundamentals but a shorter rental history. South Burnaby has stronger value upside for detached lot holders willing to play the Bill 44 redevelopment angle.
Is Lougheed a good place to buy in Burnaby?
Lougheed is the most affordable town centre in Burnaby and has the most long-term upside if the City of Lougheed master plan executes. It is the right choice for investors with a 10–15 year horizon or buyers who need to enter the market at a lower price point and accept that amenity density is still developing. It is not the right choice for buyers who want established walkability and amenity right now.
Should I buy in South Burnaby or a Burnaby town centre?
South Burnaby offers space, top-ranked schools, and lots with dual value under Bill 44 — the best choice for families who plan to hold long-term or who want redevelopment optionality. Town centres offer transit proximity, higher resale liquidity, and condo price points that work for first-timers. They serve different buyers at different life stages.
How do Burnaby real estate prices compare to Vancouver in 2026?
Burnaby condos typically run $100,000–$200,000 less than comparable units in East Vancouver, and $200,000–$400,000 less than equivalent units in Vancouver's West End or Yaletown, with equal or better SkyTrain access. That price gap has historically made Burnaby one of the best value propositions in Metro Vancouver for buyers who need transit but can't stretch to Vancouver prices.
What is the Bill 44 impact on Burnaby neighbourhood values?
Bill 44 and BC's R1 SSMUH zoning means many Burnaby detached lots can now be redeveloped into 3–6 units. This creates a dual-value dynamic: some lots are worth more to a builder than to a family buyer. The impact is most pronounced in South Burnaby, The Heights, and Edmonds, where single-family lot stock is highest. Town-centre condos and most townhomes are not individually affected.
Sources & References
- Monthly Market Report — April 2026 benchmark prices and market conditions — Greater Vancouver REALTORS
- Average rent in Burnaby — Zumper rent research, May 2026 — Zumper
- Popular Neighbourhoods in Burnaby — market data — Zolo.ca