Who is the developer of The City of Lougheed?

The City of Lougheed is a Shape Properties master-planned redevelopment of the former Lougheed Town Centre Mall site in Burnaby, BC. Shape rebranded the legacy mall name to 'The City of Lougheed' to reflect the multi-tower, mixed-use, multi-decade scope of the project — preserved + expanded retail at grade, residential high-rises above and across the site, civic plaza, and community amenities. Shape is the same developer behind The Amazing Brentwood, the comparable master-plan two SkyTrain stations west on the Millennium Line, which is a useful — though not identical — reference for buyer expectations.

How big is the City of Lougheed site?

The site is approximately 38 acres at the corner of North Road and Lougheed Highway, Burnaby, BC, immediately adjacent to Lougheed Town Centre SkyTrain Station. The master plan envisions multiple residential high-rise towers built in phases, preserved and expanded retail at grade, a new civic plaza, and a network of pedestrian + transit-oriented streets carved into what was previously mall + surface parking. Publicly cited residential unit totals across the full multi-decade buildout sit in the multi-thousand-unit band — exact figures vary across Burnaby Council reports and Shape's marketing material, so buyers should not lock to a single number; the operative truth is 'one of the largest master-planned mixed-use redevelopments in Metro Vancouver'.

When does each phase complete?

The City of Lougheed is being built in phases over more than a decade. Phase 1 (Tower 1 + Tower 2) is delivered and operating; subsequent phases progressively activate the rest of the site, with the final towers and the full civic plaza completing in the back half of the buildout horizon. Specific tower delivery dates and the exact phasing schedule are published by Shape Properties through the project sales centre and shift over time as the master plan advances — buyers should always verify the live phase availability and delivery schedule against thecityoflougheed.com and Shape's current marketing material before underwriting a presale offer.

What's the SD 41 vs SD 43 distinction at this site?

North Road is the school-district boundary at this corner. The City of Lougheed sits on the Burnaby (west) side of North Road — every parcel of the master plan is in Burnaby, School District 41 (Burnaby Schools), 'Zone 2' for Burnaby Official Community Plan purposes. Cross North Road heading east and you are in Coquitlam, School District 43, with the Burquitlam-Lougheed corridor's Coquitlam-side towers and townhomes feeding into the SD 43 catchment. SkyTrain stops one stop apart can land in different cities, different school districts, and different municipal tax + utility regimes — Lougheed Town Centre Station is Burnaby + SD 41; Burquitlam Station, one stop east on the Millennium Line, is Coquitlam + SD 43. Buyers should confirm the catchment school for any specific City of Lougheed tower address through Burnaby Schools' boundary tool, not assume.

What SkyTrain access does the site have?

Lougheed Town Centre SkyTrain Station sits immediately adjacent to the site on its eastern edge — across the road network, not across a long walk. The station is one of two Expo + Millennium two-line transfer points in the network: the Expo Line opened service to Lougheed Town Centre as part of the 1990 extension, and the Millennium Line opened on August 31, 2002, with Lougheed Town Centre as a two-line transfer node. From the site, downtown Vancouver is a single-seat ride west on the Millennium Line plus a transfer at Commercial-Broadway (Expo + Millennium interchange) or directly via Expo Line through New Westminster; SFU Burnaby Mountain is reachable via the SFU U-Pass bus from the station; and the Coquitlam-side Evergreen Extension towns of Burquitlam, Moody Centre, Coquitlam Central, and Lafarge Lake-Douglas are one to four stops east on the Millennium Line.

Bill 47 transit-oriented area — does this site qualify?

Bill 47 (the Housing Statutes (Transit-Oriented Areas) Amendment Act, 2023) sets minimum permitted densities and minimum permitted heights in legislated radii around SkyTrain stations, frequent bus exchanges, and other prescribed transit nodes — overriding lower-density local zoning within those radii. Lougheed Town Centre is a Bill 47 designated transit-oriented area, and the City of Lougheed site core sits within the closest Bill 47 tier of the radius (where the highest minimum heights and densities apply). For a master plan that was already designed and approved at high density under the Burnaby Official Community Plan + Lougheed Town Centre Plan, Bill 47 mostly confirms what was already in flight; for the surrounding parcels it locks in the regulatory backdrop of continued high-density redevelopment in the corridor, which matters for future supply pipeline. Confirm the live Bill 47 radius and tier for any specific parcel against the BC government's transit-oriented areas regulation before underwriting.

How does The City of Lougheed compare to The Amazing Brentwood?

Same developer (Shape Properties), same general thesis (master-planned mixed-use redevelopment of a legacy regional mall site adjacent to a Millennium Line SkyTrain station), different node and different stage. The Amazing Brentwood is two SkyTrain stations west of Lougheed Town Centre on the Millennium Line, in Burnaby's Brentwood Town Centre area; it is further along its buildout cycle and has a different retail anchor mix and tower lineup. The City of Lougheed has the additional advantage of the Expo + Millennium two-line transfer at Lougheed Town Centre (Brentwood is Millennium-only), which is a real connectivity differentiator for Expo Line destinations like New Westminster, Surrey, and the Production Way / SFU corridor. Buyers comparing the two should not assume identical pricing trajectories — the Lougheed corridor's resale comp set is younger and thinner than Brentwood's, and the SD 41 / SD 43 boundary at North Road creates buyer-pool geometry that does not exist around Brentwood.

Phase 1 vs Phase 4 — view-corridor underwriting risk?

This is the single most underpriced consideration in early-phase City of Lougheed presale buying. A Phase 1 tower at the eastern edge of the master plan was underwritten with a view of mountains, sky, and the open mall + surface-parking footprint behind it — much of which is the future construction site for Phases 2, 3, 4, and beyond. As subsequent phases rise, they progressively obstruct view corridors that early-phase buyers paid premiums for. By contrast, a Phase 4 tower in the interior or western edge is underwritten against the future built-out master plan — its view corridor is the one that actually persists at full buildout. Early-phase pricing rewards day-one occupancy + the discount on uncertainty; late-phase pricing rewards view-corridor durability. Both are legitimate trades; conflating them is the mistake. Practitioners will quote you the view from the showroom; ask which towers are scheduled to rise between you and that view across the next decade, and which are not.

Development landing — Burnaby Lougheed Town Centre

The City of Lougheed (Burnaby) — Shape Properties Master Plan Buyer Guide

Last reviewed May 10, 2026 by Bronson Job PREC, REALTOR®Sources: Shape Properties (thecityoflougheed.com), City of Burnaby Official Community Plan, Lougheed Town Centre Plan, TransLink (Lougheed Town Centre Station), BC Housing Statutes (Transit-Oriented Areas) Amendment Act, 2023 — Bill 47CC BY 4.0How we verify

The City of Lougheed is Shape Properties’ master-planned redevelopment of the former Lougheed Town Centre Mall — approximately 38 acres at North Road and Lougheed Highway, Burnaby, immediately adjacent to Lougheed Town Centre SkyTrain Station (Expo + Millennium two-line transfer). Multiple residential high-rise towers, preserved + expanded retail at grade, a civic plaza, and community amenities are being built in phases over more than a decade. The single most underpriced consideration in early-phase presale buying here is the gap between a Phase 1 view corridor (underwritten against an open mall + surface parking) and the Phase 4 view corridor (underwritten against the built-out master plan). Companion to the Burquitlam-Lougheed corridor pillar and the Lougheed Town Centre Station landing.

The defendable opinion

Most City of Lougheed buyer conversations start with the wrong frame: “is this Burnaby or Coquitlam?” The site is unambiguously Burnaby (SD 41, OCP Zone 2) — North Road is the boundary, and every parcel of the master plan sits west of it. The actually expensive question is the one early-phase presale buyers consistently underprice: which towers will rise between you and the view you bought, and on what schedule? A Phase 1 tower’s sightlines were underwritten against open mall + surface parking that is, by design, the future construction site for Phases 2 through 4. Practitioners quote you the view from the showroom; you should ask for the buildout sequence behind it.

Project at a glance

Developer: Shape Properties
Site: ~38 acres, North Road + Lougheed Highway, Burnaby, BC
Predecessor: Lougheed Town Centre Mall (rebranded by Shape to “The City of Lougheed”)
Use mix: Residential high-rises, preserved + expanded retail, civic plaza, community amenities
Scale: Multiple high-rise towers; publicly cited residential unit total in the multi-thousand-unit band over full buildout
Buildout horizon: Multi-decade phased construction; Phase 1 delivered; later phases ongoing
Adjacent transit: Lougheed Town Centre SkyTrain Station (Expo + Millennium two-line transfer)
School district: SD 41 Burnaby (Zone 2) — North Road is the SD 41 / SD 43 boundary
Zoning context: Burnaby OCP + Lougheed Town Centre Plan; Bill 47 transit-oriented area

Shape Properties + the brand-renaming context

Shape Properties is the developer-owner-operator behind both The City of Lougheed and The Amazing Brentwood, the two largest mall-redevelopment master plans on the Millennium Line in Burnaby. Shape acquired the legacy Lougheed Town Centre Mall and rebranded it to “The City of Lougheed” precisely to signal that this is no longer a mall asset to lease incremental retail in — it is a master plan to redevelop the site into a residential + retail + civic node serving as the gateway to the broader Burquitlam-Lougheed corridor on the Burnaby side of North Road.

That branding decision matters for buyers in two practical ways. First, the legacy retail concourse continues to operate during the buildout — tenants migrate, podium retail reopens phase-by-phase, and the day-one experience is “active mall + active construction” rather than “finished neighbourhood”. Second, the legal addresses, taxation, and school catchments still tie back to the City of Burnaby and SD 41 — the “city” in the name is brand language for the master plan’s scale, not a separate municipality. Confirm tax rates, utility regimes, and parking authority through the City of Burnaby, not Coquitlam.

Phasing — the buildout sequence

Shape is delivering the master plan in phases over more than a decade. Phase 1 is delivered and operating; subsequent phases progressively activate the rest of the site. Specific tower delivery dates and the exact phasing schedule shift over time as Shape advances the master plan — verify the live phase availability against thecityoflougheed.com and the project sales centre before underwriting any presale offer.

Phase 1 — Tower 1 + Tower 2 (delivered)
The first two residential towers anchor the eastern edge of the master plan, with podium retail and the early shape of the new street network. Phase 1 is tenanted and operating — the master plan around it is still under construction, which is a real day-one consideration for early-phase owners (active sites on adjacent parcels for years to come).
Phase 2 — additional residential towers
Subsequent towers expand the residential footprint west and north across the site, with progressively more of the planned civic plaza, retail laneways, and community amenities completing alongside.
Phase 3 + 4 — interior + western towers, civic plaza
Mid-cycle phases activate the full retail concourse + civic plaza, with the tallest interior view-corridor towers underwritten against the build-out of the surrounding masterplan rather than the legacy mall context.
Late phases — full master-plan completion
Final-phase towers complete the western and northern edges of the site, with full retail + community amenity activation. Total buildout horizon spans more than a decade from initial construction.

Lougheed Town Centre Station — the two-line transfer

Lougheed Town Centre Station sits on the eastern edge of the site, across the road network rather than across a long walk. The station is one of the network’s Expo + Millennium two-line transfer points: the Expo Line opened service to Lougheed Town Centre as part of the 1990 Surrey-direction extension, and the Millennium Line opened on August 31, 2002, with Lougheed Town Centre as a two-line transfer node.

For buyers underwriting the “transit thesis” on a City of Lougheed presale, the two-line transfer matters more than the absolute travel time to downtown Vancouver. It is the reason this node connects to both the south-of-Fraser Expo Line destinations (New Westminster, King George, Production Way / SFU corridor) and the Coquitlam-side Evergreen Extension towns (Burquitlam, Moody Centre, Coquitlam Central, Lafarge Lake-Douglas) without requiring a downtown transfer. Brentwood Town Centre, by comparison, is Millennium-only. That asymmetry is durable. See the dedicated Lougheed Town Centre Station landing for the full transit + buyer-pool analysis.

SD 41 vs SD 43 — the North Road boundary

North Road is the boundary. Every parcel of The City of Lougheed master plan sits on the Burnaby (west) side of North Road — School District 41 (Burnaby Schools), City of Burnaby tax + utility regime, “Zone 2” for Burnaby OCP purposes. Cross North Road heading east on foot or by car and you are in the City of Coquitlam, School District 43 (Coquitlam Schools). Both sides of the road can sit within the catchment radius of Lougheed Town Centre Station, which is part of why buyers conflate the two; the catchments, the report cards, the tax rates, and the boundary-review processes are run by entirely different school districts and entirely different municipalities.

The practical implication for buyers: even the same SkyTrain station can land you in different cities and different school districts depending on which side of the road you bought on. Burquitlam Station, one stop east on the Millennium Line, is unambiguously Coquitlam + SD 43. The City of Lougheed is unambiguously Burnaby + SD 41. The corridor pillar walks the boundary in detail — see the Burquitlam-Lougheed pillar.

Burnaby OCP + Lougheed Town Centre Plan

The high-density mixed-use scale of The City of Lougheed is authorized through the Burnaby Official Community Plan and, more specifically, the Lougheed Town Centre Plan — the area-specific policy framework that designates Lougheed Town Centre as one of Burnaby’s four Town Centres (alongside Brentwood, Edmonds, and Metrotown), each planned around a SkyTrain node with concentrated high-density mixed-use redevelopment. The Town Centre designation is what makes towers of this scale, this density, and this number all on one site policy-coherent rather than spot-rezoning exceptions.

Burnaby’s OCP framing also matters for surrounding parcel values. The Town Centre Plan signals continued high-density redevelopment across the broader Lougheed node — the City of Lougheed master plan is the largest single project, but it is not the last one to come. Buyers who care about future supply pipeline (which compresses near-term resale appreciation) should read the Lougheed Town Centre Plan before underwriting a 5-to-10-year hold.

Bill 47 — transit-oriented area

The provincial Housing Statutes (Transit-Oriented Areas) Amendment Act, 2023 (Bill 47) sets minimum permitted densities and minimum permitted heights in legislated radii around SkyTrain stations and other prescribed transit nodes — overriding lower-density local zoning within those radii. Lougheed Town Centre is a Bill 47-designated transit-oriented area, and the City of Lougheed site core sits within the closest tier of the radius (where the highest minimum heights and densities apply). For a site that was already zoned and approved at high density under the Burnaby OCP + Lougheed Town Centre Plan, Bill 47 mostly confirms what was already in flight; for the surrounding parcels — particularly the lower-rise stock to the north, west, and south — Bill 47 locks in a regulatory backdrop of continued high-density redevelopment in the corridor. That backdrop is part of what early-phase City of Lougheed buyers are pricing when they accept the “active construction site for a decade” trade.

Phase 1 vs Phase 4 — the view-corridor underwriting risk

This is the single most underpriced consideration in early-phase City of Lougheed presale buying. A Phase 1 tower at the eastern edge of the master plan was underwritten with a view of mountains, sky, and the open mall + surface-parking footprint behind it — much of which is the future construction site for Phases 2, 3, 4, and beyond. As subsequent phases rise, they progressively obstruct view corridors that early-phase buyers paid premiums for. Mountain views become tower views; tower views become courtyard views; some Phase 1 sightlines that justified a presale view-corridor premium will be partially or fully obstructed by Phase 3 or Phase 4.

By contrast, a Phase 4 tower in the interior or western edge of the master plan is underwritten against the future built-out site — its view corridor is the one that actually persists at full buildout. Late-phase pricing typically reflects this (and reflects more years of intermediate carry for the buyer waiting on completion).

Both trades are legitimate. Conflating them is the mistake. Practitioners will quote you the view from the showroom; ask which towers are scheduled to rise between you and that view across the next decade, and which are not. Ask for the master-plan site model, not just the unit floor plan. The view-corridor-durability question separates a Phase 1 underwriting from a Phase 4 underwriting more decisively than the price-per-square-foot does.

Frequently asked questions

Who is the developer of The City of Lougheed?
The City of Lougheed is a Shape Properties master-planned redevelopment of the former Lougheed Town Centre Mall site in Burnaby, BC. Shape rebranded the legacy mall name to 'The City of Lougheed' to reflect the multi-tower, mixed-use, multi-decade scope of the project — preserved + expanded retail at grade, residential high-rises above and across the site, civic plaza, and community amenities. Shape is the same developer behind The Amazing Brentwood, the comparable master-plan two SkyTrain stations west on the Millennium Line, which is a useful — though not identical — reference for buyer expectations.
How big is the City of Lougheed site?
The site is approximately 38 acres at the corner of North Road and Lougheed Highway, Burnaby, BC, immediately adjacent to Lougheed Town Centre SkyTrain Station. The master plan envisions multiple residential high-rise towers built in phases, preserved and expanded retail at grade, a new civic plaza, and a network of pedestrian + transit-oriented streets carved into what was previously mall + surface parking. Publicly cited residential unit totals across the full multi-decade buildout sit in the multi-thousand-unit band — exact figures vary across Burnaby Council reports and Shape's marketing material, so buyers should not lock to a single number; the operative truth is 'one of the largest master-planned mixed-use redevelopments in Metro Vancouver'.
When does each phase complete?
The City of Lougheed is being built in phases over more than a decade. Phase 1 (Tower 1 + Tower 2) is delivered and operating; subsequent phases progressively activate the rest of the site, with the final towers and the full civic plaza completing in the back half of the buildout horizon. Specific tower delivery dates and the exact phasing schedule are published by Shape Properties through the project sales centre and shift over time as the master plan advances — buyers should always verify the live phase availability and delivery schedule against thecityoflougheed.com and Shape's current marketing material before underwriting a presale offer.
What's the SD 41 vs SD 43 distinction at this site?
North Road is the school-district boundary at this corner. The City of Lougheed sits on the Burnaby (west) side of North Road — every parcel of the master plan is in Burnaby, School District 41 (Burnaby Schools), 'Zone 2' for Burnaby Official Community Plan purposes. Cross North Road heading east and you are in Coquitlam, School District 43, with the Burquitlam-Lougheed corridor's Coquitlam-side towers and townhomes feeding into the SD 43 catchment. SkyTrain stops one stop apart can land in different cities, different school districts, and different municipal tax + utility regimes — Lougheed Town Centre Station is Burnaby + SD 41; Burquitlam Station, one stop east on the Millennium Line, is Coquitlam + SD 43. Buyers should confirm the catchment school for any specific City of Lougheed tower address through Burnaby Schools' boundary tool, not assume.
What SkyTrain access does the site have?
Lougheed Town Centre SkyTrain Station sits immediately adjacent to the site on its eastern edge — across the road network, not across a long walk. The station is one of two Expo + Millennium two-line transfer points in the network: the Expo Line opened service to Lougheed Town Centre as part of the 1990 extension, and the Millennium Line opened on August 31, 2002, with Lougheed Town Centre as a two-line transfer node. From the site, downtown Vancouver is a single-seat ride west on the Millennium Line plus a transfer at Commercial-Broadway (Expo + Millennium interchange) or directly via Expo Line through New Westminster; SFU Burnaby Mountain is reachable via the SFU U-Pass bus from the station; and the Coquitlam-side Evergreen Extension towns of Burquitlam, Moody Centre, Coquitlam Central, and Lafarge Lake-Douglas are one to four stops east on the Millennium Line.
Bill 47 transit-oriented area — does this site qualify?
Bill 47 (the Housing Statutes (Transit-Oriented Areas) Amendment Act, 2023) sets minimum permitted densities and minimum permitted heights in legislated radii around SkyTrain stations, frequent bus exchanges, and other prescribed transit nodes — overriding lower-density local zoning within those radii. Lougheed Town Centre is a Bill 47 designated transit-oriented area, and the City of Lougheed site core sits within the closest Bill 47 tier of the radius (where the highest minimum heights and densities apply). For a master plan that was already designed and approved at high density under the Burnaby Official Community Plan + Lougheed Town Centre Plan, Bill 47 mostly confirms what was already in flight; for the surrounding parcels it locks in the regulatory backdrop of continued high-density redevelopment in the corridor, which matters for future supply pipeline. Confirm the live Bill 47 radius and tier for any specific parcel against the BC government's transit-oriented areas regulation before underwriting.
How does The City of Lougheed compare to The Amazing Brentwood?
Same developer (Shape Properties), same general thesis (master-planned mixed-use redevelopment of a legacy regional mall site adjacent to a Millennium Line SkyTrain station), different node and different stage. The Amazing Brentwood is two SkyTrain stations west of Lougheed Town Centre on the Millennium Line, in Burnaby's Brentwood Town Centre area; it is further along its buildout cycle and has a different retail anchor mix and tower lineup. The City of Lougheed has the additional advantage of the Expo + Millennium two-line transfer at Lougheed Town Centre (Brentwood is Millennium-only), which is a real connectivity differentiator for Expo Line destinations like New Westminster, Surrey, and the Production Way / SFU corridor. Buyers comparing the two should not assume identical pricing trajectories — the Lougheed corridor's resale comp set is younger and thinner than Brentwood's, and the SD 41 / SD 43 boundary at North Road creates buyer-pool geometry that does not exist around Brentwood.
Phase 1 vs Phase 4 — view-corridor underwriting risk?
This is the single most underpriced consideration in early-phase City of Lougheed presale buying. A Phase 1 tower at the eastern edge of the master plan was underwritten with a view of mountains, sky, and the open mall + surface-parking footprint behind it — much of which is the future construction site for Phases 2, 3, 4, and beyond. As subsequent phases rise, they progressively obstruct view corridors that early-phase buyers paid premiums for. By contrast, a Phase 4 tower in the interior or western edge is underwritten against the future built-out master plan — its view corridor is the one that actually persists at full buildout. Early-phase pricing rewards day-one occupancy + the discount on uncertainty; late-phase pricing rewards view-corridor durability. Both are legitimate trades; conflating them is the mistake. Practitioners will quote you the view from the showroom; ask which towers are scheduled to rise between you and that view across the next decade, and which are not.