The Amazing Brentwood (Burnaby) — Buyer + Investor Research Guide

Project at a glance

Developer

Shape Properties (single-developer master plan)

Site

Former Brentwood Town Centre Mall lands — ~28 acres at Lougheed Highway + Willingdon Avenue, Burnaby

Scale (publicly cited)

~6,000+ residential units across ~11 high-rise residential towers, plus retail + office + public realm

Phasing

Multi-phase delivery through 2025+; Tower 1 + Tower 2 + Tower 3 + subsequent towers opening across multiple years (verify the live phase manifest with Shape Properties)

Planning framework

Brentwood Town Centre Plan (City of Burnaby, originally adopted 1996; updates 2008, 2014, 2018) — drives high-density mixed-use rezoning of the former mall site

Adjacent transit

Brentwood Town Centre SkyTrain Station (Millennium Line, opened Aug 31, 2002) — directly integrated; plus Holdom Station + Gilmore Station along the same Lougheed corridor

School catchment

Burnaby North Secondary (SD 41 Burnaby) — IB Diploma Programme + French Immersion programs

TOD overlay

BC Bill 47 transit-oriented-area minimum-density zoning applies within the 200 m / 400 m / 800 m radii of the Millennium Line stations

Tower counts + unit totals are publicly cited headlines — verify the live phase manifest with Shape Properties and the latest City of Burnaby planning files before underwriting.

Brentwood Town Centre Plan — how the rezoning got to ~6,000 units

The City of Burnaby first adopted the Brentwood Town Centre Plan in 1996, designating the corridor as one of Burnaby’s four regional town centres alongside Metrotown, Lougheed, and Edmonds. Iterative updates in 2008, 2014, and 2018 raised the density envelope substantially as the Millennium Line opened (2002) and the post-mall redevelopment opportunity matured. Shape Properties’ rezoning to ~6,000+ units across ~11 high-rise towers is the single largest redevelopment built under that framework. The density delivered is policy-supported, not exceptional zoning relief — surrounding parcels along Lougheed, Willingdon, Halifax, Beta, Madison, and the Gilmore + Holdom + Brentwood Town Centre station catchments operate under the same envelope, meaning continued tower-form development on adjacent sites is the baseline, not the exception. The supply pipeline does not stop with The Amazing Brentwood.

The three Millennium Line stations

The Brentwood corridor is anchored by three Millennium Line stations along Lougheed Highway. The Millennium Line opened on August 31, 2002 — the foundational infrastructure that triggered the post-2002 density-envelope expansion in the corridor. All three stations fall under BC’s Bill 47 transit-oriented-area minimums (200 m / 400 m / 800 m radii).

• Brentwood Town Centre Station

  Directly integrated with The Amazing Brentwood — the project wraps the station entrance and the public realm flows through to the transit plaza. The closest tower-to-platform distances inside the project are short enough that Bill 47 200 m highest-tier density applies on a meaningful share of adjacent parcels.

• Holdom Station

  One stop east on the Millennium Line — the next major redevelopment node along the same corridor. Holdom’s catchment is layering in additional tower-form supply under the same Brentwood Town Centre Plan envelope and the Bill 47 overlay; that supply compounds the immediate Brentwood concentration rather than relieving it.

• Gilmore Station

  One stop west on the Millennium Line — the corridor continues into the Gilmore + Madison redevelopment area, with multiple multi-tower projects in delivery and pipeline. Gilmore is the connection point to the Highway 1 / Boundary Road frontage and the Vancouver border.

Phasing — what has completed, what remains

Shape Properties has delivered the project in named tower phases over multiple years — Tower 1, Tower 2, Tower 3, and subsequent towers each opening on staggered occupancy dates. Multiple towers have completed and are in resale; later-phase towers have completed or are nearing completion through 2025+; a residual late-phase tranche remains in the marketing or construction queue. The honest practitioner answer: this is the wrong page to commit a tower-by-tower delivery date list to — the live phase manifest moves with each Shape Properties release and with municipal occupancy permitting. Confirm the current status of any specific tower with the Shape Properties presentation centre + the City of Burnaby development permit file. For presale buyers, closing-date assumptions belong against the most recent disclosure-statement amendment, not marketing-cycle headlines.

The single-developer-supply-shock thesis

When a single owner-operator delivers ~6,000 condo units inside a contained ~28-acre footprint over a single decade, the resale market faces a mechanical over-supply problem for 5–7 years post-final-completion. Owners listing for resale compete against (a) Shape Properties’ final-phase release inventory, (b) every other resale unit inside the same project, and (c) assignment listings from late-phase presale buyers exiting before completion. That deep comparable pool compresses nominal price growth versus the broader Burnaby corridor for the duration of the absorption period.

The mirror image holds uphill on Capitol Hill — a low-density single-family neighbourhood immediately north with protected view corridors over Burrard Inlet and the North Shore mountains. Against the same demand curve: no master-planned redevelopment, no rezoning to tower-form, no land assembly at scale, no comparable single-owner supply event coming. The Brentwood condo offers transit + amenity + rental-income potential against a deep comparable-resale pool that mechanically compresses appreciation; the Capitol Hill detached offers protected scarcity + land value + view premium against a near-zero supply addition pipeline. They are not interchangeable; the right answer depends on hold horizon, use case, and whether the household is buying for income or for land.

Bill 47 TOD overlay — what it means for the corridor

BC Bill 47 — the Housing Statutes (Transit-Oriented Areas) Amendment Act — imposes provincial minimum allowable density and height tiers within 200 m / 400 m / 800 m radii of designated rapid-transit stations, overriding more restrictive municipal zoning. All three Millennium Line stations on the Brentwood corridor — Brentwood Town Centre, Holdom, Gilmore — carry the overlay. For the buyer’s supply-curve underwrite, that’s the second-order effect that compounds the Brentwood concentration: surrounding sites have a regulatory floor on density that supports continued tower-form development for the next decade-plus. The supply pipeline extends out to the 800 m radius of every station. See the BC Real Estate Codex Legal domain for the live regulatory text.

Burnaby North Secondary — IB + French Immersion catchment

Burnaby North Secondary (in School District 41 Burnaby) is the secondary catchment school for the Brentwood corridor. Burnaby North runs the International Baccalaureate (IB) Diploma Programme — one of a small set of full IB-Diploma public schools in the Lower Mainland — plus a French Immersion stream and the standard SD 41 secondary curriculum. The catchment for any specific unit at The Amazing Brentwood (or any specific Capitol Hill address) must be verified per address through the SD 41 catchment lookup — the broader Brentwood + Capitol Hill grid feeds Burnaby North overwhelmingly, but boundary edges shift periodically. Practitioner note: in-catchment status secures the secondary-school placement, not automatic IB Diploma admission — the IB Diploma is a separate application stream evaluated on academic record + program fit. Families paying a catchment premium should be specific about which they are paying for.

Strata-fee outlook — how 6,000 units behave

Each tower at The Amazing Brentwood is its own strata corporation with its own depreciation report, contingency reserve fund, and capital-plan obligations. Amenities — fitness, pools, lounges, concierge, parkade, common-area maintenance — are allocated within each tower’s strata, not pooled across the whole 6,000+ unit project. Two patterns to expect: later-phase towers often carry higher initial fees (newer building, more amenity load, less depreciation report history); earlier-phase towers have moved into their first 10–15-year capital-replacement cycles, with depreciation report findings translating into special levies or contingency-fund top-ups. Always pull the Form B + the depreciation report + the contingency reserve fund balance + the most recent strata council minutes before underwriting carrying cost. See the BC Real Estate Codex Strata domain for the live Strata Property Act rules.

Frequently asked questions

• How is Tower 1 different from Tower 11 pricing-wise?

  The earliest towers in the project (Tower 1 — Two — Three) priced into the 2014–2018 Burnaby market at substantially lower nominal price-per-square-foot levels than the later phases, which marketed into 2020–2024 Burnaby presale pricing. That nominal gap masks the actual investment math: early-phase buyers benefited from the longer hold + the broader Burnaby price appreciation through to today, while later-phase buyers absorbed peak-market presale premiums and now resell into the same supply-saturated pool. Comparing Tower 1 to a late-phase tower without controlling for purchase year, deposit structure, completion delay risk, and current strata-fee trajectory produces a misleading number. Run the comparison address-by-address against actual sale records.

• What's the shape of presale vs resale pricing inside The Amazing Brentwood?

  The presale market for the remaining late-phase towers is set by Shape Properties' release-by-release pricing strategy, with deposit structures, incentives, and assignment rules controlled by the developer. The resale market for the already-completed towers competes against every other completed unit in the same project plus the broader Brentwood corridor — meaning resale buyers face a deep, single-pool inventory situation where comparable listings from neighbour towers can drag pricing across the project. The historical pattern in large single-developer master-planned projects is presale > resale during the active sales period (developer marketing absorbs new buyers), with the gap compressing once the final tower completes and the project moves entirely to a resale-driven pricing market. Verify against MLS sale records before underwriting either side.

• How does The Amazing Brentwood compare to Metrotown for a buyer?

  Different supply curves, different pricing structures. Metrotown is a multi-developer corridor — Concord, Polygon, Boffo, Anthem, Beedie, Marcon, and others have all built towers there, which means resale supply is fragmented across multiple buildings, multiple amenity packages, multiple strata-fee trajectories, and multiple owner cohorts. The Amazing Brentwood is a single-developer footprint — ~6,000 units under a coordinated phasing plan, broadly comparable amenity packages, and a synchronized supply curve. For a price-sensitive buyer, The Amazing Brentwood may offer better negotiation power on resale because the comparable-pool depth inside the same project is high; for a buyer prioritizing building-level differentiation (boutique scale, distinct architecture, lower amenity-load fees), Metrotown's fragmentation is a feature, not a bug.

• What is the single-developer-supply-shock thesis on The Amazing Brentwood?

  When ~6,000 condo units are delivered into a contained ~28-acre footprint by a single developer over a single decade, the post-buildout resale market faces a structural over-supply problem for 5–7 years. Owners who want to sell are competing against (a) Shape Properties' final-phase release inventory, (b) every other resale unit inside the same project, and (c) assignment listings from late-phase presale buyers exiting before completion. That deep comparable pool compresses resale pricing growth versus the broader Burnaby corridor for the duration of the absorption period. The mirror image holds uphill on Capitol Hill: detached lots with protected view corridors are structurally scarce against the same supply curve — there is no comparable single-owner supply event coming, no land assembly possible, no rezoning that adds units block-by-block. Buyers underwriting either side should price the supply curve directly into their hold-period assumptions.

• What does the Burnaby North Secondary IB programme do for buyer value?

  Burnaby North Secondary (in SD 41 Burnaby) runs the International Baccalaureate Diploma Programme and a French Immersion stream. For families prioritizing the IB credential at graduation, the catchment is a real, durable premium driver — Burnaby North is one of a small set of full IB-Diploma public schools in the Lower Mainland. The catchment for a specific Brentwood address must be verified through the SD 41 catchment lookup; the broader Brentwood neighbourhood overwhelmingly feeds Burnaby North, but boundary edges shift periodically. Note: an IB Diploma application is a separate process from catchment placement — being in-catchment for Burnaby North secures the secondary-school placement, not automatic IB Diploma admission.

• How do Bill 47 TOD minimums change the Brentwood corridor going forward?

  BC Bill 47 (the Housing Statutes (Transit-Oriented Areas) Amendment Act) imposes minimum allowable density and minimum allowable height tiers within 200 m / 400 m / 800 m radii of designated rapid-transit stations, overriding more restrictive municipal zoning. All three Millennium Line stations adjacent to The Amazing Brentwood — Brentwood Town Centre, Holdom, and Gilmore — fall under that overlay. The practical effect is that surrounding sites along Lougheed Highway, Willingdon Avenue, Halifax Street, Holdom Avenue, and the Gilmore corridor have a regulatory floor on density that supports continued tower-form development for the next decade-plus. For a buyer assessing the single-developer-supply-shock thesis, that's important: the surrounding corridor will continue to add tower supply on adjacent sites, which compounds rather than relieves the Brentwood concentration.

• What are the strata-fee implications across 6,000+ units?

  The amenity packages at The Amazing Brentwood — fitness facilities, pools, lounges, concierge, parkade, common-area maintenance, retail-frontage upkeep — are allocated across the unit count of each individual tower's strata, not pooled across the entire 6,000+ unit project. Each tower is its own strata corporation with its own depreciation report, contingency reserve fund, and capital-plan obligations. That means strata fees vary tower by tower, with later-phase towers often carrying higher initial fees (newer building, more amenity load, less depreciation report history) and the earlier-phase towers' fees moving with their depreciation report findings as the buildings age into their first 10–15-year capital-replacement cycles. Always pull the Form B + the depreciation report + the contingency reserve fund balance for the specific unit and tower before underwriting carrying cost. The BC Strata Property Act mandates the depreciation report on a renewing cycle (verify the current rule and any phased deadlines through the BC Codex Strata domain).

• How does The Amazing Brentwood interact with Capitol Hill detached pricing?

  Capitol Hill sits uphill and immediately north of the Brentwood corridor — a low-density single-family neighbourhood with protected view corridors over Burrard Inlet and the North Shore mountains. The supply structure is the inverse of The Amazing Brentwood: no master-planned redevelopment, no rezoning to tower-form (view-corridor protections + neighbourhood policy resist density addition), no comparable single-owner supply event possible. Against the same broader Burnaby population and demand curve, Capitol Hill detached is structurally scarce. For a buyer choosing between a presale unit at The Amazing Brentwood and a Capitol Hill detached at a comparable budget tier, the framework is: the condo offers immediate transit access + amenity + rental-income potential against a deep comparable-resale pool; the detached offers protected scarcity + land value + view premium against a near-zero supply addition pipeline. They are not interchangeable; the right answer depends on hold horizon and use case.

What to read next

• · Brentwood (Burnaby) pillar guide — parent-corridor research bible covering the broader Brentwood market beyond this single development
• · Lougheed Town Centre transit landing — the next regional town centre east on the same Millennium Line corridor
• · Metrotown (Burnaby) pillar guide — multi-developer corridor comparison — fragmented supply vs single-developer footprint
• · BC PTT calculator — run the Property Transfer Tax math on a Brentwood presale or resale purchase
• · BC Real Estate Codex — primary-source-cited reference for every BC real-estate fact