Dan Marusin PREC
Renanza Realty Inc.
13+
Years Experience
🏆
Award-Winning
⭐
Medallion Club
📊
Local Market Expert
Welcome to the definitive guide to Burnaby real estate. Whether you're chasing a Brentwood high-rise presale, a Metrotown two-bedroom investor unit, a Burnaby Heights character home, or a Capitol Hill view lot — you need a Burnaby real estate agent who understands strata documents, depreciation reports, and SFU/BCIT rental fundamentals as well as you understand your day job.
Why Buy in Burnaby, BC?
Burnaby is the second-largest city in Metro Vancouver and arguably the most transit-rich. Sitting directly between Vancouver and the rest of the Lower Mainland, Burnaby is bisected by both the Expo Line and the Millennium Line, with three SkyTrain-anchored town centres — Brentwood, Metrotown, and Lougheed — and a constant pipeline of 30-to-65-storey high-rise presales. This is the densest non-Vancouver market in BC.
For investors, Burnaby's combination of SFU enrolment (32,000+ students), BCIT enrolment (45,000+ students), employer concentration (Telus Garden, Sun Life, Lululemon, EA), and SkyTrain coverage produces the most reliable rental demand in BC outside Downtown Vancouver. For homeowners, character-home neighborhoods like Burnaby Heights, Capitol Hill, and Buckingham Heights deliver detached living with mountain and ocean views — at prices materially below comparable Vancouver West Side equivalents.
Visual 1: Burnaby Benchmark Prices (2026)
*Estimates for illustrative purposes based on recent REBGV data. Contact me for exact localized metrics.
The Burnaby Neighborhood Directory
Burnaby officially divides itself into four quadrants — North Burnaby, South Burnaby, East Burnaby, and the Town Centres — each with radically different price points and buyer demographics. Here's the granular breakdown experienced Burnaby buyers actually use:
1 Brentwood (Town Centre)
Anchored by the SkyTrain Millennium Line and the master-planned Amazing Brentwood (Shape Properties) development, Brentwood has been Metro Vancouver's most aggressive high-rise transformation of the past 10 years. Towers from Concord, Onni, Polygon, and Ledingham McAllister have produced thousands of new units around Lougheed Highway and Willingdon. This is BC's most active presale market.
Why investors target Brentwood: Direct one-stop SkyTrain access to BCIT (3 stations) and Downtown Vancouver (15 minutes), zero rental restrictions in newer towers, and a constant inflow of inter-provincial migrant tenants. Cap rates are tighter than Surrey, but vacancy is essentially zero.
2 Metrotown (Town Centre)
Anchored by Metropolis at Metrotown — the second-largest mall in Canada — Metrotown is Burnaby's de-facto downtown. Dual SkyTrain stations (Metrotown and Royal Oak), a major employment node (BC Hydro, the Canadian Tax Centre), Crystal Mall, and rapidly stacking 50-65-storey towers have made this Burnaby's premium Town Centre. Concord Metrotown, Pixel, Civic, and Anthem's Citizen developments dominate.
Investor angle: Highest absolute price per square foot of any Burnaby Town Centre, but also the strongest two-bedroom rental demand from migrant professionals and SFU faculty. Newer towers explicitly market themselves with hotel-grade amenity packages.
3 Lougheed Town Centre
Lougheed Town Centre sits at the SkyTrain interchange of the Expo and Millennium Lines — making it the single most transit-connected node in BC. The City of Lougheed master plan (Shape Properties) is rolling out approximately 11,000 new homes across 23 towers over a 20-year horizon. Northgate Village to the north and the Lougheed campus of SFU sit immediately adjacent.
Why it's underpriced (relatively): Lougheed currently trades at a 10-15% discount to Brentwood and Metrotown despite superior transit access. The catch is that the master plan's full delivery is over decades — patient capital benefits, short-term flippers may not.
4 Burnaby Heights & Capitol Hill (North Burnaby)
North Burnaby is the character-home heartland. Burnaby Heights centres on Hastings Street — a vibrant Italian-Canadian commercial strip with bakeries, butcher shops, and cafés. Capitol Hill climbs north of Hastings with view-positioned 1940s-60s homes overlooking Burrard Inlet and the North Shore mountains. Westridge, Parkcrest, and Willingdon Heights round out this character corridor.
Buyer profile: Detached-home buyers who want a sub-$2.5M view lot 20 minutes from downtown. Increasingly: developers assembling for SSMUH (Bill 44) multi-unit infill on the larger 50x150 lots.
5 Edmonds (South Burnaby)
Edmonds is the city's "fourth town centre" by zoning, anchored by the Edmonds SkyTrain station and the Highgate Village master-planned development by Ledingham McAllister. Edmonds has historically traded at a discount but is now targeted by every major Lower Mainland developer for the next density wave. Highgate Village, Highline, and the upcoming Southgate City (Ledcor) project will reshape the area.
Why it's the smart-money play: Edmonds delivers Burnaby SkyTrain access at New Westminster pricing. As Metrotown saturates, Edmonds is where the demand spillover lands.
More Key Burnaby Neighborhoods
6. SFU / Burnaby Mountain
UniverCity is a master-planned, walkable academic community at the summit of Burnaby Mountain. Highly attractive to faculty and graduate students, with strong rental yields year-round. Newer concrete buildings (Lift, Origin, Highland House) command a clear premium for SFU walkability.
7. Buckingham Heights & Deer Lake
Burnaby's hidden luxury market. Estate-style detached homes on oversized lots surrounding Deer Lake Park, with proximity to Shadbolt Centre and Burnaby's prestigious public art galleries. Quiet, mature, blue-chip — the demographic equivalent of West Vancouver British Properties.
8. Sullivan Heights & Government Road
North-east Burnaby's quiet single-family pocket near the Coquitlam border. Government Road in particular is one of Metro Van's most underrated streets — wide, tree-lined, with consistent appreciation and strong demographics. Excellent for upsizing families.
9. Big Bend / Riverway
Burnaby's southwest corner along the Fraser River — bounded by Marine Drive and Boundary Road. Mostly industrial-residential mix with growing interest from developers as the city's last large-format development frontier. Watch for OCP changes.
Why Hire Dan Marusin?
Burnaby has more presale launches per quarter than any other BC city. Choosing the wrong building, wrong floor, or wrong developer in a 12-month presale process can cost you $50K-$150K. Why work with me?
My business is built on three principles: data, transparency, and aggressive strategy. As an award-winning Burnaby Realtor and Medallion Club Member, I have walked clients through hundreds of presale assignments, depreciation report reviews, and resale negotiations. I am personally an active investor in BC real estate, so I stress-test every deal against my own portfolio standards before recommending.
Visual 4: My Aggressive Listing Strategy (For Sellers)
Burnaby presale assignments require a totally different skill set than resale listings — and most agents do one or the other badly. I run a unified strategy: deep developer-by-developer research, professional photography that frames the actual unit (not just amenities), syndication through my private investor network of inter-provincial buyers, and aggressive open house cadence even for assignment listings. Burnaby buyers are the most sophisticated in BC; your listing has to outperform on every channel they actually use.
The Burnaby Buyer & Investor Advantage
If you're buying in Burnaby, the depreciation report and 2 years of strata minutes are NON-NEGOTIABLE. Many Burnaby buildings — especially mid-2000s leaky concrete towers — carry hidden $30K-$80K per-unit special assessment risk that doesn't show up in the listing. I review every page before letting any client write an offer.
For investors, my Burnaby-specific developer relationships (Concord, Onni, Polygon, Ledingham McAllister, Anthem, Boffo, PCI, Shape) grant my clients Platinum VIP Access to top-tier presale projects before public release — and direct early access to Brentwood, Metrotown, and Lougheed master-plan phase releases.
Burnaby Presale Strategy: Assignments, Deposits, & Risk
Burnaby has more active presale buildings than any other BC city. The presale game has rules most retail buyers do not understand:
- Deposit structure: Standard Burnaby deposit is 15-20% over four installments. Some VIP releases offer just 10% — a major leverage advantage.
- Assignment clauses: Some developers prohibit assignments outright; others charge 1-2% transfer fees. Always read the disclosure statement before deposit. Anti-flipping tax (federal) applies to assignments held under 12 months.
- Completion date risk: Burnaby presales can run 2-4 years. Mortgage rates and your personal income at completion will be very different from today. Stress-test your qualification at completion-projected rates.
- Floor plan selection: Higher floors and corner units appreciate disproportionately. South-east corners are the gold standard. Avoid podium units — they appreciate less and often have view obstruction issues.
Burnaby vs. Vancouver: The Honest Comparison
Burnaby is the natural alternative for buyers priced out of Vancouver West End and East Van condos. The math:
Affordable Listings & Good Deals in Burnaby
Burnaby is not cheap, but value still exists if you know where to look. I actively hunt for:
- Off-Market Presale Assignments: Distressed assignors often need to release a unit before completion. Through my private agent network I get advance notice — often 5-10% below MLS-listed assignment comparables.
- Older Edmonds & East Burnaby Strata: 1980s-1990s low-rise concrete buildings on the SkyTrain that haven't been redeveloped yet. Rent-to-price ratios still pencil for cash flow.
- Bill 44 Up-Density Lots: Detached lots in Burnaby Heights and Capitol Hill that now legally allow 4-unit infill — many sellers haven't repriced for the new use rights.
- Buckingham Heights Estate Sales: Original-condition detached homes from long-time owners. Repel typical buyers but offer instant equity through cosmetic renovation.
Visual 6: Who is Buying in Burnaby?
- 45% Inter-Provincial Migrants & Tech Workers (SFU, BCIT, EA, Telus, Sun Life)
- 30% Presale & Cash-Flow Investors (Brentwood, Metrotown, Lougheed)
- 25% End Users & Upsizing Families (Burnaby Heights, Government Road, Buckingham)
Buying in Burnaby: Presales vs. Re-Sales
Choosing presale vs. resale is the most consequential decision a Burnaby buyer makes. Here's the side-by-side:
Hidden Closing Costs: Taxes & Fees
Burnaby is part of the Greater Vancouver Regional District for foreign buyer tax purposes — non-resident buyers pay an additional 20% Property Transfer Tax. Always budget for legal/notary fees ($1,500-$2,000), home inspection ($500-$800), and (for new builds) GST. PTT must be paid in cash and cannot be rolled into your mortgage.
| Visual 8: Tax Feature | Property Transfer Tax (PTT) | Goods and Services Tax (GST) |
|---|---|---|
| When does it apply? | EVERY property transfer (new and resale) | ONLY on brand new builds and presales |
| Can it be financed into a mortgage? | NO. Must be paid in cash. | YES. Often allowed by lenders. |
Visual 9: Free Custom Real Estate Calculators
Don't guess your finances. Use my suite of updated 2026 calculators to determine your exact numbers.
Visual 10: Complete Burnaby Real Estate FAQ
Is Burnaby a good place to invest in real estate?
Yes. Burnaby has the densest SkyTrain coverage in BC, three master-planned town centres in active development, and the strongest rental fundamentals outside Downtown Vancouver thanks to SFU and BCIT enrollment. The combination of supply-side rezoning and reliable rental demand makes it a top-tier BC investment market.
What are Burnaby's town centres?
Burnaby has four official town centres: Brentwood, Metrotown, Lougheed, and Edmonds. Each is anchored by a SkyTrain station and a master-planned development. Brentwood and Metrotown command premium pricing; Lougheed and Edmonds offer relative value with longer development horizons.
What is the difference between Brentwood and Metrotown?
Brentwood is younger, more development-active, and slightly cheaper per square foot, anchored by The Amazing Brentwood by Shape Properties. Metrotown is more mature, with Metropolis at Metrotown (Canada's second-largest mall), dual SkyTrain stations, and traditionally higher pricing. Metrotown attracts more end-user owners; Brentwood attracts more investor buyers.
Does the 20% Foreign Buyer Tax apply in Burnaby?
Yes. Burnaby is part of the Greater Vancouver Regional District for the purposes of the Additional Property Transfer Tax. Foreign nationals pay an additional 20% on top of the regular PTT, with possible refund if PR is obtained within 12 months and the property is used as principal residence.
Are basement suites and laneway houses legal in Burnaby?
Yes. Burnaby permits secondary suites and has laneway housing provisions in many zones. Provincial Bill 44 (Small-Scale Multi-Unit Housing) further allows up to 4 dwelling units on most single-family lots and up to 6 near transit. Lenders typically allow buyers to qualify on projected suite rental income.
What is a presale assignment, and should I do one in Burnaby?
A presale assignment is the sale of your contractual rights to a presale unit before the building completes. Burnaby has the largest active assignment market in BC. Done right, assignments offer 2-4 years of appreciation on a 10-20% deposit. Done wrong, federal anti-flipping tax (full income inclusion if held under 12 months) destroys your ROI. Always run the numbers and disclosure statement past an experienced agent first.
How much are REALTOR® commissions in Burnaby?
Commissions are fully negotiable. A common BC structure is 7% on the first $100,000 and 2.5% on the balance, split between listing and buyer's agents. The seller pays both sides out of sale proceeds. Always negotiate based on the marketing plan, not the percentage in isolation.
What is the Property Transfer Tax in Burnaby?
Standard BC PTT applies: 1% on the first $200K, 2% up to $2M, 3% from $2M-$3M, and 5% above $3M. First-Time Home Buyers can be fully exempt under $835K, and the Newly Built Home Exemption may apply up to $1.1M. The Foreign Buyer surcharge of 20% stacks on top.
Are Burnaby strata buildings safe to buy in given the leaky condo history?
Most are. The leaky condo crisis primarily affected wood-frame buildings from 1985-2000. Modern concrete and rainscreen-protected buildings are largely safe. The critical step is reviewing the depreciation report and 2 years of strata minutes — I do this for every Burnaby buyer client without exception.
Should I buy near SFU on Burnaby Mountain?
For investors, SFU/UniverCity is one of BC's most reliable rental markets — full-year demand, strong rents per square foot, and academic-cycle predictability. For owner-occupiers, the trade-off is the steep mountain commute. UniverCity also has rental-restriction rules in some buildings, which I always verify before recommending.
Where are the best detached home neighborhoods in Burnaby?
For luxury: Buckingham Heights and Deer Lake. For value with views: Capitol Hill and Westridge. For walkability and character: Burnaby Heights along Hastings Street. For quiet upsizing: Government Road and Sullivan Heights. Each has a distinct buyer profile and price range.
Can I do a land assembly in Burnaby Heights or Capitol Hill?
Yes. Provincial Bill 44 permits 4-6 dwelling units on most single-family Burnaby lots, and within 800m of SkyTrain stations Bill 47 allows higher density. Many Burnaby Heights and Capitol Hill blocks now qualify. I run feasibility analyses for owners along these corridors at no cost.
Dan Marusin PREC
Award-Winning Burnaby Realtor
With over 13 years of active real estate experience in British Columbia, Dan is a data-driven Medallion Club Member, presale VIP, and listing specialist dedicated to maximizing your equity. Let's talk strategy.
Email Dan Directly Call 778-918-5990About the Author: Dan Marusin PREC
Award-Winning REALTOR® | 13+ Years BC Experience
Dan Marusin PREC is a highly respected, Medallion Club REALTOR® with Renanza Realty, specializing in Burnaby presales, character home sales, and Lower Mainland investor strategy. Unlike standard agents, Dan's approach is rooted entirely in data, analytics, and ROI.
As an active investor himself — involved heavily in property rentals, presale assignments, and Burnaby-corridor land strategy — Dan looks at every transaction through the ruthless lens of a seasoned investor. Whether you are a first-time buyer hunting an Edmonds entry-level condo, a Brentwood presale assignor, or a Capitol Hill detached owner exploring SSMUH redevelopment, Dan provides unparalleled, transparent guidance.