454 ROUSSEAU STREET
New Westminster, BC V3L3R3
$1,590,000
Property Details
Property & Lot
- Sub-type
- House
- Lot size
- 5,108 square feet
- Frontage
- 45.2 feet
Ownership & Fees
- Property type
- Detached House
- Ownership
- Freehold
- Annual property tax
- $6,099.57 (2025)
Interior
- Basement
- Full, Separate entrance, Unknown
- Heating
- Baseboard heaters, Forced air
- Fireplace
- None
Parking
- Total spaces
- 2 — covered indicated
- Features
- Detached Garage
Listing Information
- MLS®
- R3109448
- Listed
- April 9, 2026
- Time on market
- On the market for 144 days
- Tax assessment year
- 2025
- Data last synced
- August 28, 2026
Listing provided by: Stonehaus Realty Corp. · Data source: CREA DDF.
Description
Rare income + future development opportunity in rapidly evolving Sapperton. Located steps from Braid SkyTrain, 454 Rousseau St features a renovated character home with three self-contained 2-bed suites plus a leased garage. One 2-bed is currently rented at $2,100/month and the garage at $1,000/month, with two additional 2-bed suites offering potential rents of up to $2,100/month each (approx. $7,100+/month total). Situated on a 5,108 sq.ft. lot and zoned CS-1 within a Tier 3 Transit-Oriented Development corridor, buyers may explore rezoning with the City to unlock higher density (up to 3.0 FSR / ~8 storeys), subject to approval. A strong cash flow + future upside opportunity. 448 Rousseau St. also available as package. (id:63159)
Values & Trends
This listing
$744/sqft
Building average
—
No other active listings in this building
New Westminster average
$732/sqft
146 active listing(s)
Per-stall/locker dollar values aren't itemized in our data source — shown as included/not indicated only, not a fabricated estimate. $/sqft averages are computed live from other active listings, not a third-party model.
Detached (House) Market Stats — New Westminster
Monthly figures from the Fraser Valley Real Estate Board for New Westminster detached (house)listings — not specific to this property.
MLS® HPI Benchmark Price
$1,384,300
Jul 2026
Average Sale Price
$1,457,269
Jul 2026
Monthly Sales
13
Jul 2026
Active Listings
161
Jul 2026
Sales-to-Active Ratio
8.0%
Jul 2026
Median Days to Contract
18 days
Jul 2026
MLS® HPI Benchmark Price
Source: Fraser Valley Real Estate Board (FVREB).
Location Insights
Weather
Nearest station: Vancouver
17°C
Clear
Humidity 100%
Wind WNW 13 km/h
Tonight
14°
Tuesday
20°
Tuesday night
15°
Wednesday
19°
Wednesday night
14°
Thursday
17°
Source: Environment and Climate Change Canada.
Population
78,916
(2021 Census)
+11.2% since 2016
Density: 5,052.2/km²
Dwellings: 37,737
Median household income: $82,000
After-tax: $72,500
Immigrant population: 37.5%
Top countries of origin (% of total population)
- Philippines6.4% · 5,050
- India4% · 3,135
- China3.6% · 2,880
- United Kingdom1.6% · 1,285
- Hong Kong1.6% · 1,250
- Korea, South1.4% · 1,085
- United States of America1% · 785
- Taiwan0.9% · 725
Source: Statistics Canada, 2021 Census of Population.
Location Accessibility
Our own metric — not an official Walk Score®.
Amenities
22
5/9 categories nearby
Transit
33
5 stop(s) within 800m
How this is calculated
Amenities: points awarded per category (restaurants, cafes, grocery, parks, shopping, gyms, pharmacies, banks/ATMs, healthcare) based on distance to the nearest one — 3 points under 200m, 2 points under 500m, 1 point under 800m — summed across all 9 categories and scaled to 0–100.
Transit: based on the number of transit stops within 800m and their mode (SkyTrain weighted highest, then streetcar/ferry, then bus). This reflects stop type and count only — our data doesn't include how often a route actually runs, so frequency is never factored in.
Both scores depend on how much of the surrounding area has been synced from OpenStreetMap and TransLink's GTFS feed. A lower score can mean fewer amenities nearby, or simply that this area hasn't been fully synced yet — not a confident measurement of the location itself.
Nearby Schools
| School | Type | Distance |
|---|---|---|
| Urban Academy Senior(Independent) | K-12 | 84 m |
| Urban Academy Junior(Independent) | Elementary | 84 m |
| St. Michaels(Independent) | Elementary | 1.0 km |
| Skwo:wech | Elementary | 1.1 km |
| Alderson Elementary | Elementary | 1.3 km |
| Our Lady of Fatima(Independent) | Elementary | 1.4 km |
| Armstrong Elementary | Elementary | 1.7 km |
| F W Howay Elementary | Elementary | 2.0 km |
Schools shown by distance from this property. This does not indicate school catchment or enrollment eligibility — contact the school district to confirm catchment boundaries.
Nearby Transit
| Stop | Type | Distance |
|---|---|---|
| Westbound Braid St @ Rousseau St | — | 151 m |
| Eastbound Braid St @ Fader St | — | 294 m |
| Braid Station @ Bay 1 | — | 346 m |
| Westbound Braid St @ Fader St | — | 360 m |
| Braid Station @ Bay 2 | — | 364 m |
Nearby Places
Restaurants (5+)
- Bruncheria · 502 East Columbia Street481 m
- Sushi Heaven · 457 East Columbia Street501 m
- Thai New West · 424 East Columbia Street503 m
- Proud Up Restaurant · 418 East Columbia Street513 m
- Gino's Restaurant519 m
Cafes (4)
- Fratelli · 459 East Columbia Street504 m
- Starbucks · 411 East Columbia Street546 m
- Unnamed729 m
- Corner Cafe775 m
Parks (2)
- Hume Park647 m
- Sapperton Park686 m
Gyms (2)
- 30 Minute Hit · 425 East Columbia Street533 m
- Snap Fitness721 m
Pharmacies (5+)
- Indigo Pharmacy · 447 East Columbia Street506 m
- Lifecare Compounding Pharmacy · 408 East Columbia Street523 m
- The Medicine Shoppe · 413 East Columbia Street543 m
- Columbia Prescription XPress · 317 East Columbia Street664 m
- Pure Integrative Pharmacy · 301 East Columbia Street736 m
Nearby places data: © OpenStreetMap contributors.
School district: New Westminster (SD40)
Similar Listings Nearby
Similar active properties nearby based on property type, price, and size.
Explore More Homes
Mortgage & Ownership Cost Calculator
Minimum required: 20.0% ($318,000) — 5% under $500K, 10% up to $1.5M, 20% at/above $1.5M.
Financial Ledger
Rates based on Bank of Canada benchmark data.
Financial Summary
Cash Needed at Closing
Minimum down payment: 5% on the first $500,000, 10% on the portion up to $1.5M, 20% at/above $1.5M. Stress test: OSFI's minimum qualifying rate, the greater of contract rate + 2% or 5.25% — this is what lenders require you to qualify at, not what you'll actually pay. Closing costs are a typical-range estimate, not a quote — actual legal fees vary. Verify all figures with a mortgage broker and lawyer before relying on them.