About this home

Brand New Half Duplex in the heart of North Delta! Step Code 4 + No Sump pumps. Thoughtfully designed 5 Bed + 3.5 Bath home offers a functional layout with bright open-concept living & dining areas, elegant finishes, and a chef-inspired kitchen plus spice kitchen and fish tank. Enjoy seamless indoor/outdoor living with a spacious deck and private fenced yard. Upstairs offers 3 generous bedrooms including a beautiful primary suite, while the legal 2 Bed suite is a mortgage helper providing excellent rental income potential. Located in a central, family-friendly neighbourhood close to shopping, transit, parks, and everyday amenities. Conveniently situated for both elementary and secondary schools. A perfect opportunity! OPEN HOUSE JULY 18th | SAT 2-4PM

Property details

5

Beds

4 full

Baths

2,495 ft²

Floor area

2026

Year built

3

Parking

Location & structure

Single Family

Type

Finished

Basement

Yes

Garage

1

Fireplace

2 Level

Style

Listed

May 21, 2026

Style

2 Level

Basement

Finished

Structure

Duplex

Property highlights

Private yard

Building amenities

In-suite laundry

Features & inclusions

Appliances

Washer, Refrigerator, Dishwasher, Stove, Range, Dryer, Microwave, Oven - Built-In

Heating

Forced air

Cooling

Air Conditioned

Parking

Garage, Other

Additional details

Common interest

Freehold

Tax year

2026

Property analysisScored Jun 2

Buyer view7–10 year horizon

Strong on carrying cost

$521/sqft vs area comp median $611/sqft (14.8% below, 20 comps). ⚠ Comp set is older than 60 days. Used area-level comps (sub-area had <5 matches).

On a 7 to 10 year hold, area appreciation vs current entry price matters most.

Good value signals, score 83.9 of 100Based on 4 of 9 signals · score likely 66.8 to 100

Stale compsNo HPI coveragePrice history accruingPartial carrying costRound-number price anchor

Price comparisons use asking prices from nearby active and recently removed listings. Sold prices are not available through public listing feeds.

Scores weight nine signals across price, market, carrying cost, and location data. Sources: BCRES listing feed, GVR MLS® HPI, TransLink, BC Geographic Warehouse, Vancouver Open Data, Statistics Canada (2021 Census). One input among many, not advice.

Nearby & Commute

20 min

walk to 88th Season's Mart Ltd

22 min

bike to New Westminster

1h 14m

walk to New Westminster

49 min

drive to downtown Vancouver

Estimated travel times. Map data © OpenStreetMap contributors.

Most listed

Detached · 55%

Documents and due diligence

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Property disclosure statement

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Title search

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Inspection reports

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Building and renovation permits

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Survey or site plan

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New-home warranty

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Developer disclosure statement

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Financial overview

A clearer view of the monthly and upfront costs connected to this home.

Monthly ownership costs

Estimated monthly total

Calculated estimate

$6,159

Principal and interest

Calculated estimate

$6,009

Property tax

Listing data

$0/mo

Home insurance

Assumption

$150/mo

Purchase snapshot

List price

Listing data

$1,299,000

Down payment

Calculated estimate

$259,800 (20%)

Estimated mortgage

Calculated estimate

$1,039,200

Estimates update with the mortgage controls below. They do not include utilities, maintenance, legal fees, or other closing costs.

Mortgage estimate

Tax from listing

Est. monthly total

$6,159

/mo

Rate

%

Amortization

Principal and interest

$6,009

Property tax

$0

P&I

Tax

Down payment

$259,800 (20%)

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Licensed Mortgage Broker

This is an estimate only and does not constitute financial advice or a mortgage offer. Based on $259,800 down (20%) on $1,299,000, Canadian semi-annual compounding. Property tax sourced from listing. No strata fee on record for this listing. Home insurance, land transfer tax, and closing costs are not included. Consult a licensed mortgage professional for personalised advice. Mortgage professionals featured here are independent licensed brokers. Ray Rasouli may receive a referral fee if you choose to work with one. You are under no obligation to use any recommended provider. Full disclosure.

Detached	299	54.7%
Condo / Apartment	94	17.2%
Townhouse	76	13.9%
Land	34	6.2%
Duplex	24	4.4%
Other	20	3.7%

$35,000 to $39,999	5	3.1%
$40,000 to $44,999	5	3.1%
$45,000 to $49,999	5	3.1%
$50,000 to $59,999	10	6.3%
$60,000 to $69,999	10	6.3%
$70,000 to $79,999	5	3.1%
$80,000 to $89,999	10	6.3%
$90,000 to $99,999	10	6.3%
$100,000 to $124,999	25	15.6%
$125,000 to $149,999	30	18.8%
$150,000 to $199,999	30	18.8%
$200,000 and over	15	9.4%

Detached	299	54.7%
Condo / Apartment	94	17.2%
Townhouse	76	13.9%
Land	34	6.2%
Duplex	24	4.4%
Other	20	3.7%

$35,000 to $39,999	5	3.1%
$40,000 to $44,999	5	3.1%
$45,000 to $49,999	5	3.1%
$50,000 to $59,999	10	6.3%
$60,000 to $69,999	10	6.3%
$70,000 to $79,999	5	3.1%
$80,000 to $89,999	10	6.3%
$90,000 to $99,999	10	6.3%
$100,000 to $124,999	25	15.6%
$125,000 to $149,999	30	18.8%
$150,000 to $199,999	30	18.8%
$200,000 and over	15	9.4%

11397 85A Avenue

11397 85A Avenue

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