$1.4 Million in Burnaby: a Townhouse, a Half Duplex or a Fourplex Home? (2026)

With $1.4 million to spend in Burnaby, a home in a new fourplex gives you the most for the money. On October 28, 2026, 18 fourplex homes asked between $1,300,000 and $1,499,999. The middle one had 4 bedrooms and 1,948 square feet, every one listed a parking space, and none listed a strata fee above $0. The same band held 7 townhouses and 1 half duplex outside a fourplex. In our view, the fourplex home suits a family that needs four bedrooms, a yard and a car space now. Gary Paul, our agent for Burnaby, can show you all three, and any licensed REALTOR® can book showings of homes listed on the MLS® system.

How we split the three types

We read all 126 Active Burnaby homes in our copy of MLS® listings at 11:55 PM PT. Every one gives 2025 or later as its year built, so all three groups are newer homes.

• Fourplex home: 28 records give four as the number of homes in the building. 21 more leave that number blank, but their own text says four ("a collection of four", "4 plex"), or another listing at the same street address says four. Total: 49.
• Townhouse: filed as "Townhouse", in no building of three or four homes: 21.
• Half duplex: filed as "Half Duplex", in no building of three or four homes: 38.

No home is in two groups. We left out 8 homes in buildings of three and 10 filed as houses: 49, 21, 38, 8 and 10 make 126.

Our Burnaby fourplex page shows only the 28 whose record gives the number, so check our duplex and townhome pages too.

What $1.3 million to $1.5 million buys

• Fourplex homes: 18 homes, middle asking price $1,403,900, middle size 1,948 square feet, 4 bedrooms, $757 per square foot. All 18 give 2026 as the year built.
• Townhouses: 7 homes, middle asking price $1,409,000, middle size 1,800 square feet, 4 bedrooms, $783 per square foot. 5 of the 7 give 2027 or 2028, so you would wait for them.
• Half duplex: 1 home, at 7864 Welsley Drive for $1,420,000, with 1,600 square feet, 3 bedrooms and $888 per square foot. Its record leaves the number of homes blank, and a detached home at the same address is also for sale, so ask how many homes share the lot.

The half duplex count surprised us: 37 of the 38 asked $1,500,000 or more, and their middle asking price was $2,098,000. After Welsley Drive, the lowest asked $1,599,000. In our view, a family that wants a half duplex layout at this budget should look at fourplex homes built as two pairs. At 7087 Mary Avenue, two homes sit side by side at the front and two at the back, each sharing one wall.

Fees, yards and parking

All 12 strata fourplex homes in the band list a $0 fee, so no fee is on the record yet. The other 6 are non-strata. Under section 13 of the Strata Property Act, the company that created the strata must give you an interim budget for the first 12 months, with each home's monthly share, before you sign. Ask for it. Five of the 7 townhouses list a fee, from $401.28 a month in a building of five homes to $824.88 in a complex of 147.

A strata of five or more homes needs a depreciation report, a written plan for future repairs, every five years, according to the Government of BC. A fourplex strata is exempt, so ask how the owners will pay for repairs. Our guide to strata and non-strata duplexes explains who insures what.

For outdoor space, counting the record's "Private Yard" box, or a yard or private outdoor space in the text, 11 of the 18 fourplex homes have one, and 2 of the 7 townhouses. The half duplex has a rooftop deck.

All 18 fourplex homes list at least one parking space, and 13 have a garage. Four of the townhouses give 0 as their parking total, so ask before a showing.

The $1.5 million line

Below $1.5 million, the minimum down payment is 5 percent of the first $500,000 and 10 percent of the rest, according to the Financial Consumer Agency of Canada. At $1.5 million or more it is 20 percent. By our calculation, a $1,400,000 home needs $115,000 down. At $2,098,000, the middle half duplex, it is $419,600. Our post on what $1.5 million buys covers the taxes.

Questions buyers ask

Is a fourplex home the same as a townhouse?

Both are attached homes with their own front door. Our multiplex or townhouse guide sets out the strata rules that change at four and five homes.

Can a fourplex home have room for my parents?

8 of the 18 fourplex listings describe a bedroom with its own entrance, and 7 of those put it on the ground or lower floor. See our count of Burnaby homes for two generations.

Will the list change by the time I buy?

Yes. This is a count from one day, and homes sell and prices change.

Next step

Gary Paul, REALTOR®, Personal Real Estate Corporation, of Grand Central Realty, is our agent for Burnaby. None of the 26 homes in this band is listed by him or his brokerage. Talk to our team, and Gary will send the list, check each fee and parking space, and book showings of all three types.

General information only. The down payment figures here are examples based on rules in force on October 30, 2026, and are not financial or legal advice. Speak to a licensed mortgage broker before you make an offer.

Sources

• Financial Consumer Agency of Canada, "How much you need for a down payment", page dated October 15, 2025, read October 30, 2026.
• BC Laws, Strata Property Act, Part 3, section 13: interim budget, current to October 27, 2026, read October 30, 2026.
• Government of British Columbia, "Strata depreciation report requirements", published November 12, 2025, read October 30, 2026.
• MultiLiving count of Active MLS® listings in Burnaby, using the type, the number of homes in the building, the street address and the text of each MLS® record, counted October 30, 2026, 11:55 PM PT, from listings last updated October 28, 2026, 10:33 PM PT. Sizes are rounded to the nearest square foot; price per square foot is our calculation. Our copy of the MLS® listings holds homes built in 2025 or later.