Sullivan Heights, Burnaby: Buying Next to Lougheed’s Tower Boom Without Overpaying
Sullivan Heights sits in the northeast of Burnaby, beside Lougheed Town Centre and at the foot of Burnaby Mountain. It is not to be confused with Sullivan Heights in Surrey. This is the Burnaby neighbourhood, and its market is shaped almost entirely by what is happening around Lougheed.
The housing is a mix of three very different things: established low-rise condos and townhomes from the 1980s and 1990s, a smaller number of detached homes, and new high-rise towers rising around Lougheed, including the City of Lougheed towers on Evergreen Place.
That mix gives Sullivan Heights buyers real choice. You can pay for a brand-new tower with amenities and SkyTrain at your door, or buy more space for less in an older building a few minutes’ walk away. The right answer depends on what you value and how long you plan to stay.
If you are comparing Sullivan Heights with other Burnaby real estate, speak with Navid Hakimi to compare the buildings on sold data and strata health rather than list price.
Navid's Past sold properties
Older Low-Rise, Townhome or New Lougheed Tower: Three Different Purchases
Although they share a neighbourhood, the three main housing types in Sullivan Heights are almost separate markets.
Older low-rise condos usually offer the most space for the money, but their value depends heavily on the building’s envelope history and reserve fund. Townhomes add ground-level living and room for families, with a strata fee to match. New towers offer modern finishes, amenities and warranty coverage, at the highest price per square foot.
Deciding which of the three you are shopping for makes every viewing more useful.
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- Top one percent Greater Vancouver Realtor
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This record reflects consistent preparation, negotiation and follow through for clients in different price ranges and cities.
Sullivan Heights Condos and Townhomes for Sale Right Now
When I review Sullivan Heights listings, I group them by building type and age rather than by price:
- 1980s and 1990s low-rise condos, often with larger floor plans
- Townhome complexes, some close to the Burnaby Mountain trails
- New high-rise towers around Lougheed Town Centre
- The occasional detached home on the quieter residential streets
Each listing is labelled with its building and completion year, because two units at the same price can be very different purchases.
A Sullivan Heights realtor can do that sorting for you, so you only see homes worth your time.
FAQ
No. They are separate neighbourhoods in different cities. Sullivan Heights in Burnaby is in the northeast of the city, next to Lougheed Town Centre.
Lougheed Town Centre Station is the main hub for the area, with Production Way–University Station also nearby depending on your street.
Proximity to SkyTrain and Simon Fraser University supports rental demand, but you need to confirm each building’s rental bylaws before you buy.
Often, because of their amenities, but comparing the fee per square foot and what it covers is more useful than comparing monthly totals.
Sullivan Heights vs Burquitlam: Two Lougheed-Area Markets Side by Side
Sullivan Heights buyers often also look at Burquitlam, just across the city line in Coquitlam.
Factor | Sullivan Heights | Burquitlam |
City | Burnaby | Coquitlam |
Housing mix | Older low-rises, townhomes and new towers | Mostly new towers, with some older homes |
Transit | Lougheed Town Centre and Production Way stations | Burquitlam Station on the Evergreen Line |
Nature | Burnaby Mountain trails close by | Mundy Park and Como Lake nearby |
Suits | Buyers wanting more space in established buildings | Buyers wanting new construction near SkyTrain |
How the Lougheed Town Centre Redevelopment Is Changing Sullivan Heights Values
The redevelopment around Lougheed Town Centre is the single biggest force in this neighbourhood.
New towers bring amenities, shops and attention to the area, which tends to support demand. They also add supply, which means older buildings compete with brand-new ones for the same buyers and tenants.
In practice, well-run older buildings with healthy reserves tend to hold their value, while buildings facing major repairs can lag. Reviewing recent sold data building by building, rather than across the whole neighbourhood, is the most reliable guide.
Lougheed Station, SFU and Burnaby Mountain Trails: Daily Life in Sullivan Heights
Daily life in Sullivan Heights is convenient. Lougheed Town Centre provides shopping and groceries, and the SkyTrain connects you to Burnaby, Vancouver and the Evergreen Line toward Coquitlam.
Simon Fraser University sits on Burnaby Mountain just above the neighbourhood, and the mountain’s trail network offers forest walks and cycling close to home.
Schools serve the area at both levels. Confirm the catchment for a specific address, since boundaries do not always follow neighbourhood names.
Reviewing Envelope History on a 1980s–90s Sullivan Heights Low-Rise
If you are buying in an older Sullivan Heights building, the strata documents matter as much as the unit itself.
I review the depreciation report, recent minutes and the Form B to see whether the building envelope has been addressed, how healthy the contingency reserve is, and whether a special levy is coming. I also confirm rental and pet bylaws in writing.
A building that has already completed major work can be a better buy than a cheaper one still waiting for it.
That review is the part of the job a Sullivan Heights realtor should always do before you commit.
Get Sullivan Heights Listings Grouped by Building Age and Strata Fee
If you are searching Sullivan Heights condos and townhomes, I can set up a focused list instead of sending you every Lougheed-area listing.
Tell me your budget, the size you need, and whether you prefer a newer tower or an established building. You will receive only the homes that fit, grouped by building age and strata fee.
Compare Sullivan Heights Buildings With Navid Hakimi
In a neighbourhood changing this quickly, the building you choose matters as much as the price you pay.
Speak with Navid Hakimi for practical, data-backed guidance on buying in Sullivan Heights and across Burnaby.
Explore Other Burnaby Neighbourhoods
Sullivan Heights buyers usually shortlist these nearby markets on the Lougheed side of Burnaby and Coquitlam.
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On the site you will find articles that explain the local market, compare this city with other parts of Greater Vancouver and guide you through the steps of buying or selling. These resources give you context before you make decisions with Navid.
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