Sperling-Duthie, Burnaby: Multiplex Buyer's Guide 2026

Sperling-Duthie is a group of North Burnaby streets between Lougheed Highway and Hastings Street, just west of Burnaby Mountain. On October 8, 2026, our Sperling-Duthie for-sale pages listed 28 new homes, with asking prices from $1,359,000 to $3,098,000.

The sub-areas: Parkcrest, Montecito, Lochdale, The Crest and SFU

Listings use six sub-area names for this part of Burnaby: Sperling-Duthie, Parkcrest, Montecito, Lochdale, Simon Fraser University and The Crest. Our Sperling-Duthie for-sale pages group all six together, so a home listed under any of these names shows up there.

Five of the six sit together around Sperling Avenue and Duthie Avenue:

• Sperling-Duthie had 17 of the 28 listings on October 8, on streets such as Napier Street, Aubrey Street, Winch Street and Blaine Avenue.
• Montecito sits to the south, closer to Broadway and Sperling-Burnaby Lake Station. It had 4 listings, on Cliff Avenue and Paulus Crescent.
• Parkcrest is the western edge, near Kensington Park. It had 3 listings, on Curtis Street and Grant Street.
• Simon Fraser University (shown in listings as "Simon Fraser Univer.") covers some streets west of the campus. It had 1 listing, on Yorston Court.
• Lochdale is the northern edge, near Hastings Street. It had no listings under its own name that day.

The Crest is different. Its listings carry the area "Burnaby East", and its 3 homes, on Coldicutt Street and 12th Avenue near the New Westminster border, are 4.6 to 5.9 km in a straight line from the other 25.

The City of Burnaby draws its own lines. On its community plan area map, most of these homes fall in the City's Montecito area, with the Parkcrest homes in its Holdom area.

What is for sale in Sperling-Duthie right now

On October 8, 2026, our copy of the MLS® feed showed 28 active listings across the six sub-areas, all built in 2026. Our copy only holds new homes built in 2025 or later, so older houses for sale in the area are left out of every figure below.

The middle asking price (the median) was $1,699,999. By type:

• Half duplexes (20 listings): asking $1,359,000 to $2,298,000, median $1,749,000. Sizes run from 1,797 to 4,416 square feet, with 3 to 7 bedrooms.
• Listed as detached homes (6 listings): asking $1,599,900 to $3,098,000, median $1,699,999. Five of the six carry a unit number, which means they share a lot with other new homes. The sixth, on Grant Street, is a house with a 2-bedroom laneway house behind it, according to its listing.
• Townhomes (2 listings): both on Winch Street, asking $1,499,900 and $1,539,900, each with 4 bedrooms and just over 1,900 square feet.

By price, 4 of the 28 asked under $1.5 million, 13 asked from $1.5 million to under $2 million, and 11 asked $2 million or more.

Homes sell and new ones list every week, so check the Sperling-Duthie duplexes page for the current list.

Four homes on a lot, or two: why it changes the price

The number of homes sharing a lot explains most of the price spread in Sperling-Duthie. For 16 of the 28 homes, the listing says the lot holds either four homes or two.

• On lots with four homes (11 listings): asking $1,499,900 to $1,750,000, with a median of $1,575,000. They run 1,890 to 2,634 square feet with 4 or 5 bedrooms.
• On lots with two homes (5 listings): asking $2,098,000 to $2,298,000. They run 2,940 to 4,416 square feet with 5 to 7 bedrooms.

In our view, the four-home lots fit most families of four. The two-home lots suit two generations who will use every floor, or a buyer who plans to rent out a suite.

How Sperling-Duthie prices compare with the rest of Burnaby

Half duplexes in Sperling-Duthie asked a median of $1,749,000 on October 8, which was $50,000 below the Burnaby-wide median for the same type. Here are the half duplex medians on the same day, counted the same way:

• Sperling-Duthie (all six sub-areas): 20 listings, median $1,749,000
• Capitol Hill: 8 listings, median $1,690,000
• Forest Glen: 11 listings, median $1,799,999
• All of Burnaby: 83 listings, median $1,799,000

On price per square foot, Sperling-Duthie is higher. The median Sperling-Duthie half duplex asked $720 per square foot, against $682 in Capitol Hill and $602 in Forest Glen, so you get less space for each dollar here. Our Forest Glen guide and Capitol Hill guide cover those two areas.

Greater Vancouver REALTORS publishes benchmarks for detached houses, townhouses and apartments of any age. Its September 2026 statistics package put the Burnaby North detached benchmark at $1,808,500, down 9.2% in a year, and the townhouse benchmark at $880,400. Both new Winch Street townhomes asked at least $619,500 more than that.

Down payment and the two tax breaks

The minimum down payment on these 28 homes ran from $110,900 to $619,600. The Financial Consumer Agency of Canada sets the rule: for a home from $500,000 to under $1.5 million, 5% of the first $500,000 plus 10% of the rest. At $1.5 million or more, 20% of the whole price.

• $1,359,000 half duplex (the lowest price): $25,000 plus $85,900, so $110,900.
• $1,499,900 townhome: $25,000 plus $99,990, so $124,990.
• $1,575,000 (median home on a four-home lot): 20%, so $315,000.
• $3,098,000 (the highest price): 20%, so $619,600.

The jump at $1.5 million is large. If your savings sit between $124,990 and $315,000, you can meet the minimum down payment only on the 4 homes under $1.5 million.

Two tax breaks for new homes have price limits:

• First-time buyers' GST rebate. The Canada Revenue Agency gives a full rebate on a new home up to $1 million and a smaller one up to $1.5 million, where the Department of Finance says it ends. Only the 4 homes under $1.5 million could get a partial rebate.
• BC's newly built home exemption. The Province of BC removes property transfer tax up to $1,100,000 and ends the exemption at $1,150,000. At $1,359,000 and up, none of the 28 qualified at asking price.

These figures are general information as of October 2026. Rules and rates change, so speak with a licensed mortgage broker and a real estate lawyer before you make an offer.

SkyTrain: Sperling-Burnaby Lake, Holdom and Lougheed Town Centre

Two Millennium Line stations serve the North Burnaby homes: Sperling-Burnaby Lake and Holdom. On OpenStreetMap walking routes, the 25 North Burnaby homes are 0.9 km to 2.9 km from the closer of the two. Cliff Avenue is the closest, at 0.9 km from Sperling-Burnaby Lake. Winch Street and Grant Street are 1.5 to 1.6 km from Holdom, and Yorston Court is the farthest.

Trains run often. In TransLink's published schedule data for fall 2026, 40 westbound trains leave Sperling-Burnaby Lake between 7 and 9 a.m. on a weekday, one every 3 minutes on average. From Sperling-Burnaby Lake, the Millennium Line reaches Lougheed Town Centre in 7 to 8 minutes going east, and Commercial-Broadway in 12 to 13 minutes going west. From Commercial-Broadway, the Expo Line takes 9 to 10 minutes to Waterfront downtown.

Lougheed Town Centre Station, where the Millennium Line meets the Expo Line, has a large mall beside it. The Crest homes are a 3.2 km walk from it, and Route 101 runs there.

Buses, and the trip to SFU

Three bus routes stop within 300 metres of most of the North Burnaby homes, according to TransLink's schedule data.

• Route 134 runs up and down Sperling Avenue between Brentwood Station and Lake City Way Station. It stops near 9 of the 13 North Burnaby buildings for sale.
• Route 144 runs up Duthie Avenue to the SFU Transit Exchange. It stops near the Cliff Avenue, Paulus Crescent, Yorston Court and Ridley Drive homes.
• Route 136 runs along Halifax Street between Brentwood Station and Lougheed Station. It stops near Blaine Avenue, Winch Street and the 6500 block of Grant Street.

For an SFU student or staff member, Route 144 is the most useful route. In the weekday morning schedule, it runs every 15 minutes, and the ride from Duthie Avenue at Halifax Street to the SFU Transit Exchange takes 14 to 16 minutes. In our view, that short ride is the main reason to look here if someone in your family studies or works at SFU.

Parks: Burnaby Mountain, Burnaby Lake and Kensington Park

Burnaby Mountain Conservation Area covers the top and slopes of the mountain. The City of Burnaby says its trails extend over 28 kilometres across 578 hectares. Near the top, the Centennial Rose Garden has more than 900 rose bushes, and the Kamui Mintara (Playground of the Gods) sculptures look out over Burrard Inlet and the Vancouver skyline. On the City's park map, the closest listed homes, on Yorston Court and Ridley Drive, are 630 to 740 metres in a straight line from the conservation area's edge.

Burnaby Lake Regional Park sits south of Lougheed Highway and is run by Metro Vancouver. The park has a viewing tower, a boardwalk and Piper Spit, a spot for watching birds, and the Cottonwood Trail is 5.2 km return from the Piper Avenue entrance. The Cliff Avenue homes are the closest, at 710 metres in a straight line on the City's park map.

Kensington Park, at 6159 Curtis Street, is the everyday park for the western streets. The City lists an ice arena, a summer outdoor pool, a pitch and putt golf course, a playground and playing fields. The Curtis Street homes are less than 100 metres from the park, and the Carnegie Street homes are 200 metres away.

Shopping and errands

For daily groceries, the closest shops are on Hastings Street around Sperling Avenue. On OpenStreetMap walking routes, the grocery store at 6564 Hastings Street is 0.6 km from the Carnegie Street homes and 0.7 to 0.8 km from Napier Street. From the southern streets, such as Cliff Avenue, it is 2.4 km, so you will drive or take Route 134.

For a large mall, you have two choices on the Millennium Line. Lougheed Town Centre is 7 to 8 minutes east of Sperling-Burnaby Lake. Brentwood Town Centre Station, with its shopping centre, is the next stop west of Holdom Station.

Schools nearby

Six public elementary schools sit in or beside Sperling-Duthie. Here they are with addresses from the Burnaby School District's elementary list and walking distances on OpenStreetMap from the nearest listed homes:

• Lochdale Community School, 6990 Aubrey Street: 0.5 km from the Aubrey Street homes and 0.7 km from Blaine Avenue.
• Sperling Elementary, 2200 Sperling Avenue: 0.7 km from Cliff Avenue.
• Montecito Elementary, 2176 Duthie Avenue: 0.5 km from Paulus Crescent.
• Parkcrest Elementary, 6055 Halifax Street: 0.9 km from Winch Street and from the 6300 block of Grant Street.
• Aubrey Elementary, 1075 Stratford Avenue: 0.5 km from Curtis Street.
• Armstrong Elementary, 8757 Armstrong Avenue: 0.6 km from the Coldicutt Street homes in The Crest.

The district's programs of choice page lists Sperling and Aubrey among its Early French Immersion schools, and Armstrong as one of two Late French Immersion schools. Families apply in February for the next school year.

For high school, the district's secondary list puts Burnaby North at 751 Hammarskjold Drive, a 0.5 km walk from Carnegie Street and 0.6 km from Curtis Street. Cariboo Hill, at 8560 16th Avenue, is 0.7 km from The Crest homes.

The catchment for your exact address decides which school your child attends, and a catchment line can split a street. Check the address in the district's School Locator before you make an offer, and keep a copy of the result.

Who Sperling-Duthie suits

Sperling-Duthie suits households with a link to SFU, families who want a park and a school within a short walk, and buyers who want a new home with four bedrooms or more.

• SFU students, staff and their families. Route 144 reaches the SFU Transit Exchange in 14 to 16 minutes from Duthie Avenue at Halifax Street.
• Families with young children. Lochdale, Montecito and Aubrey elementary schools are each a walk of 0.6 km or less from at least one listed building, and Sperling and Aubrey offer Early French Immersion.
• Two-generation families. The half duplexes on two-home lots run 2,940 to 4,416 square feet with 5 to 7 bedrooms.

It is a weaker fit if you need a home under $1.35 million, since the lowest asking price on October 8 was $1,359,000. It is also a weaker fit if you want to walk to SkyTrain in 10 minutes. Only the Cliff Avenue homes were within 1 km of a station. For a home closer to the two-line station and the mall, read our Lougheed Town Centre guide.

Questions to ask before you make an offer

• How many homes share the lot? It tells you who shares the costs of the roof and yard.
• Is the suite legal? The Yorston Court listing describes "a legal 2-bedroom suite", and the Paulus Crescent listing describes an authorized rental suite. Ask for the City paperwork before you count on rent from a suite.
• Which way does the home face, and how steep is the street? Parts of the area are on a slope. Some listings mention mountain views, and a steep driveway matters in snow.
• Which school catchment is it in? Use the School Locator for the exact address.

What this comes down to

• On October 8, 2026, our Sperling-Duthie pages showed 28 new homes, all built in 2026: 20 half duplexes, 6 listed as detached homes and 2 townhomes. The median asking price was $1,699,999.
• Homes on four-home lots asked $1,499,900 to $1,750,000. Halves of duplexes on two-home lots asked $2,098,000 to $2,298,000.
• Only 4 homes asked under $1.5 million. At $1.5 million or more, the minimum down payment is 20% of the price.
• Sperling-Burnaby Lake and Holdom stations are 0.9 to 2.9 km on foot from the North Burnaby homes, and Route 144 reaches SFU in 14 to 16 minutes.

Frequently asked questions

Where is Sperling-Duthie in Burnaby?

Sperling-Duthie is in North Burnaby, between Lougheed Highway and Hastings Street, just west of Burnaby Mountain. Sperling Avenue and Duthie Avenue run through it. Sperling-Burnaby Lake and Holdom SkyTrain stations are near its southern edge, and SFU sits on the mountain above it to the east.

How many homes are for sale in Sperling-Duthie?

On October 8, 2026, our Sperling-Duthie pages listed 28 active listings for new homes built in 2026. That count covers the Sperling-Duthie, Montecito, Parkcrest, Simon Fraser University and The Crest sub-areas. Lochdale had no listings under its own name. The count changes every week as homes sell.

How much does a half duplex cost in Sperling-Duthie?

On October 8, 2026, the 20 half duplexes for sale asked from $1,359,000 to $2,298,000, with a median of $1,749,000. They ranged from 1,797 to 4,416 square feet. Halves on lots with two homes asked over $2 million, and homes on lots with four homes asked less.

Which SkyTrain station is closest to Sperling-Duthie?

Sperling-Burnaby Lake and Holdom stations on the Millennium Line are the closest. On OpenStreetMap walking routes, the North Burnaby homes for sale were 0.9 km to 2.9 km from the nearer of the two. Lougheed Town Centre, where the Expo Line connects, is 7 to 8 minutes east by train.

How far is Sperling-Duthie from SFU?

SFU's Burnaby campus is on top of Burnaby Mountain, just east of Sperling-Duthie. TransLink Route 144 takes 14 to 16 minutes from Duthie Avenue at Halifax Street to the SFU Transit Exchange in the weekday morning schedule. From Sperling-Burnaby Lake Station, the same route takes 19 to 22 minutes.

What schools are near Sperling-Duthie?

Lochdale Community School, Sperling, Montecito, Parkcrest and Aubrey elementary schools all sit in or beside the area. Burnaby North Secondary is a 0.5 km walk from the Carnegie Street homes. Your child's school depends on the catchment for your exact address, so check it in the district's School Locator.

Is Sperling-Duthie close to Burnaby Lake and Burnaby Mountain?

Yes. On the City of Burnaby's park map, Burnaby Lake Regional Park is 710 metres in a straight line from the Cliff Avenue homes. Burnaby Mountain Conservation Area, with 28 km of trails, is 630 to 740 metres from the Yorston Court and Ridley Drive homes.

How much down payment do I need for a Sperling-Duthie home?

For the lowest-priced half duplex at $1,359,000, the minimum is $110,900. For any home at $1.5 million or more, it is 20% of the price, so $339,999.80 on the median asking price of $1,699,999. These follow the federal down payment rules and are general information only.

Which areas are part of Sperling-Duthie?

Our Sperling-Duthie pages include six listing sub-areas: Sperling-Duthie, Parkcrest, Montecito, Lochdale, Simon Fraser University and The Crest. The first five sit together in North Burnaby. The Crest is in Burnaby East near New Westminster, 4.6 to 5.9 km in a straight line from the others.

Is Sperling-Duthie near Lougheed Town Centre?

Lougheed Town Centre is 7 to 8 minutes by Millennium Line from Sperling-Burnaby Lake Station. Route 136 also runs there along Halifax Street, taking 26 to 28 minutes. For a home within walking distance of Lougheed Town Centre, our Lougheed guide covers the streets around that station.

Can I get the first-time buyer GST rebate on a Sperling-Duthie home?

Only a partial one, and only on a few homes. The rebate is full up to $1 million, smaller between $1 million and $1.5 million, and ends at $1.5 million. On October 8, 4 of the 28 homes asked under $1.5 million, and all 28 asked more than $1 million.

If Sperling-Duthie sounds right for your family, browse the homes for sale now or talk to our team. We can tour the streets with you, compare the four-home lots with the larger duplex halves, and check each address against the school catchment.