Metrotown: How Burnaby Built Itself a Downtown

Considering Metrotown for a purchase? The Burnaby neighbourhood guide for buyers has the buyer-decision framing — who Metrotown is for, 2026 price movements, and how it compares to Brentwood and Edmonds.

Most people still think of Metrotown as a mall with a SkyTrain station attached. That description was accurate twenty years ago. It is badly out of date now. Metrotown is in the middle of becoming Burnaby's actual downtown, by formal city policy, and if you are buying or selling anywhere near it, that shift matters more than any single listing.

I show a lot of property in this area, and the gap between how people picture Metrotown and what is actually being built there is wide. So here is the real version: what is happening, why the city planned it this way, and what it means for the people who own homes in the middle of it.

The mall that anchors it

Start with the obvious landmark. Metropolis at Metrotown opened in 1986 and is the largest shopping mall in British Columbia, third-largest in Canada, drawing roughly 27 million visits a year. It sits directly on the Expo Line, the original SkyTrain route, which has connected this spot to downtown Vancouver in under half an hour since the late 1980s.

That combination, a regional retail anchor on rapid transit, is exactly why the city chose Metrotown as the place to concentrate Burnaby's growth. You do not build a downtown from scratch in a quiet field. You build it where the transit, the retail, and the foot traffic already exist. Metrotown had all three.

The plan that made it official

In 2019, Burnaby adopted the Metrotown Downtown Plan, a long-range blueprint that designates this area as the city's downtown and lays out decades of high-density, mixed-use growth around the station. That is the part most owners miss. The towers going up are not a series of one-off developer wins. They are the city executing a deliberate plan to make Metrotown the civic and commercial heart of Burnaby.

The scale is genuinely large. The proposed redevelopment of the mall site itself envisions roughly 15 towers and around 12,000 homes phased out to mid-century, with new parks, streets, and a "main street" running through what is now parking lot and retail. Next door, Concord's Station Square development is already building towers reaching up to 65 storeys. This is a multi-decade build-out, not a project with a ribbon-cutting date.

What that means for condo buyers

Metrotown has the deepest condo market in Burnaby, which cuts both ways. There is selection at every price point, from older walk-ups and 1990s concrete towers to brand-new glass high-rises. That depth makes it a sensible entry point for first-time buyers and downsizers who want transit, shopping, and amenities without a car.

But, like I always say about Brentwood, the towers are not interchangeable. An older, well-run concrete building two minutes from the station can be a better long-term hold than a flashy new tower with thin walls and a shaky strata. Building age, depreciation-report health, maintenance fees, exposure, and the real walk to the platform all move resale value. In a market with this much supply, the building you pick matters as much as the unit.

What it means if you own a house nearby

Here is the part that surprises owners. The blocks of older detached homes and low-rise apartments around the Metrotown core sit inside a designated growth area, which means they carry land value that has very little to do with the house currently standing on them.

Some of these lots are inside the downtown plan's higher-density designations and have real assembly potential. Others sit just outside the lines and are valued more like ordinary homes. The difference between the two can be enormous, and it is not something you can eyeball from the street. If you own near Metrotown and have not had someone read your specific parcel against the plan, you genuinely do not know which category you are in. That is the first thing I check.

How Metrotown compares to Brentwood

People weighing Burnaby's two big transit cores ask me this constantly. Both are dense, both are on SkyTrain, both are building hard. The differences are real, though.

Metrotown is bigger, older as an urban centre, and sits on the Expo Line with the deepest retail base in the city, anchored by the largest mall in BC. It is Burnaby's designated downtown. Brentwood is newer, on the Millennium Line, and feels more like a fresh master-planned node still forming its identity. Metrotown has more selection and more established amenities; Brentwood has more new product and a cleaner, more uniform feel. Neither is the right answer in the abstract. It depends on your budget, your commute, and whether you want established or brand-new.

The honest trade-offs

I am not going to pretend Metrotown is for everyone. Density brings traffic, construction noise, and the ordinary friction of living in a place that is actively rebuilding itself. The area around the station is busy and getting busier, and the multi-decade timeline means some residents will live next to a construction site for years. For buyers who want quiet and a backyard, the Heights or Deer Lake fit far better.

What Metrotown offers in exchange is genuine urban convenience on transit, deep selection, and a city betting its future on this exact spot. For the right buyer, that is a strong combination. For the wrong one, it is a lot of noise. Knowing which you are is the whole game.

Key Takeaways

• Metrotown is being rebuilt as Burnaby's official downtown under the city's 2019 Metrotown Downtown Plan, not through one-off projects.
• It is anchored by Metropolis at Metrotown, the largest mall in BC, sitting directly on the Expo Line SkyTrain.
• The mall-site redevelopment alone envisions roughly 15 towers and about 12,000 homes phased to mid-century, with Station Square towers already up to 65 storeys.
• Condo selection is the deepest in Burnaby, but buildings vary widely; the building matters as much as the unit.
• Older homes near the core can carry significant land value depending on whether they fall inside the plan's density designations.

Frequently Asked Questions

Is Metrotown a good place to buy in Burnaby in 2026?

Metrotown suits buyers who want transit, shopping, and urban convenience without a car, and it has Burnaby's deepest condo selection at every price point. It is the city's designated downtown, so expect ongoing density and construction. Quiet-seeking buyers may prefer the Heights or Deer Lake instead.

Why is Metrotown called Burnaby's downtown?

Burnaby adopted the Metrotown Downtown Plan in 2019, formally designating the area as the city's downtown and concentrating decades of high-density, mixed-use growth there. The choice reflects existing transit, retail, and foot traffic, with the Expo Line and the largest mall in BC already anchoring the area.

How big is the Metrotown redevelopment?

It is among the largest in the region. The mall-site concept alone envisions roughly 15 towers and about 12,000 homes phased toward mid-century, plus new parks and streets. Adjacent projects like Concord's Station Square are already building towers up to 65 storeys. Expect a multi-decade build-out, not a single project.

Is Metropolis at Metrotown the biggest mall in BC?

Yes. Metropolis at Metrotown, which opened in 1986, is the largest shopping mall in British Columbia and the third-largest in Canada, drawing roughly 27 million visits per year. It sits directly on the Expo Line SkyTrain, which is a major reason the city centred its downtown plan here.

Should I buy a condo in Metrotown or Brentwood?

Both are dense transit cores, but they differ. Metrotown is bigger, on the Expo Line, with the deepest retail and the most condo selection. Brentwood is newer, on the Millennium Line, with more brand-new product. Your budget, commute, and preference for established versus new should drive the choice.

Are older homes near Metrotown worth more for the land?

Often, yes. Detached homes and low-rise sites near the core can carry land value tied to the downtown plan's density designations rather than the house itself. Whether a specific lot sits inside or outside those designations changes its value dramatically, so each parcel needs to be read against the plan.

Is Metrotown too busy to live in?

It depends on your tolerance. Density brings traffic, construction, and noise, and the multi-decade build-out means some residents live near active sites for years. In exchange you get transit, shopping, and urban convenience. Buyers wanting quiet and a backyard are usually happier in the Heights or Deer Lake.

What SkyTrain line serves Metrotown?

Metrotown station is on the Expo Line, SkyTrain's original route, connecting to downtown Vancouver in roughly half an hour. That long-standing rapid-transit access is a core reason Burnaby concentrated its downtown growth here, and it remains one of Metrotown's strongest selling points for car-free living.

Are Metrotown condos a good investment?

Metrotown's depth, transit, and downtown designation support steady rental demand and resale liquidity. But selection varies widely, and heavy new supply means building quality matters. A well-run, well-located building tends to outperform a flashy but poorly managed one. Treat the specific building, not just the area, as the investment.

How do I find the right home near Metrotown?

Start with what you actually want: a turnkey condo, an older value building, or land with redevelopment potential. I read specific buildings and parcels against the downtown plan and the resale data so you buy on facts, not reputation. Reach out and we will map it to your goals.

Sources

• Metropolis at Metrotown - Wikipedia
• Daily Hive - Metropolis at Metrotown mall redevelopment master plan
• Greater Vancouver REALTORS - Monthly Market Report

Development details sourced May 2026. Plans and timelines change over a multi-decade build-out. Verify current details with the City of Burnaby before making decisions.

Work With Jersey Li

Metrotown rewards buyers and owners who understand the plan behind the towers, not just the listing in front of them. I read specific buildings and parcels against Burnaby's downtown plan so you know exactly what you are buying or selling.

Call or text Jersey Li at 604.942.7211, explore Metrotown in more detail, or get in touch to talk through your options.