Polygon Beaumont: Plans, Prices and the 2026 Burke Mountain Presale Picture

What's actually live on Burke Mountain right now

Burke Mountain is the most active new-construction pocket in Coquitlam. Roughly 38% of current Burke inventory is either presale or zero-to-five years old, which is dramatically higher than Westwood Plateau, Heritage Mountain, or central Coquitlam. The base reason is land — Burke had it, the other established pockets did not — and the build-out has been steady since the Smiling Creek catchment opened in 2017.

Active developers in mid-2026 include Polygon, Wesbild, and Foxridge. Each has a different track record, a different architectural register, and a different deposit structure. Buyers should be choosing between them with eyes open, not just chasing whichever sales centre answered the phone first.

The market context matters too. Coquitlam detached HPI sits at $1,627,600 in July 2026 (-5.2% YoY), with townhomes at $990,900. Burke Mountain runs roughly 5–10% above the broader Coquitlam benchmark for detached, with newer townhome construction. Presale pricing reflects that premium — and adds 18–30 months of completion-date risk on top.

Polygon Beaumont — what it actually is now

Beaumont is no longer a pre-launch registration story. The sales centre and two display homes at 3630 Harper Road, Coquitlam are open noon–6pm daily except Friday. Prices are published, the floor plans are released, and homes are under construction with fall 2026 occupancy. That is a materially different purchase from the 18–30 month presale the rest of this guide is written about, and it shortens the completion-date and financing exposure substantially. That distinction is the most important thing for a Beaumont buyer to get straight, and it is covered below.

The floor plans

Polygon has released seven plan sheets across six named series. Every plan is a three-storey townhome with a powder room on the main floor — but the three- and four-bedroom plans are laid out differently, and the difference matters.

Swipe the table sideways to see every column.

Two things worth noticing in that table. First, Polygon’s published overall range for Beaumont is 1,380–2,220 sq ft, which runs wider at both ends than the seven sheets above. Ask the sales centre for the full current release list rather than assuming these seven are everything. Polygon supplied the Fern sheet as “F1” while the sheet header reads “F” — confirm the plan designation before you refer to it in writing.

Second, the jump from the C/D plans to the E/F plans is not incremental. You move from 3 bed + den and 2.5 baths at roughly 1,450–1,510 sq ft to 4 bed + a separate family room and 3.5 baths at 2,050–2,110 sq ft. There is no middle rung. For a growing family deciding between “den now, convert later” and “fourth bedroom from day one,” that gap is the decision — and at current advertised pricing it is a roughly $240,000–$300,000 decision.

The layouts differ structurally, not just in size. On the Acorn, Birch, Cairn and Douglas plans the lower level is garage, entry and mechanical; living and kitchen sit on the main floor and all bedrooms are upstairs. On the Elm and Fern plans the lower level is a family room plus a fourth bedroom and a full bathroom, and there is a deck off the dining area in addition to the lower patio. So the “fourth bedroom” in the E and F plans is a ground-level room two floors away from the primary — excellent as a guest room, teen room, home office or multigenerational space, less convenient for a young family who wants all the children on one floor. Walk both before you decide.

What Beaumont is advertising right now

Seven Beaumont homes were being advertised on MLS® as of August 14, 2026, all listed by Polygon Realty Limited. This is the clearest public read on where the project is priced:

Swipe the table sideways to see every column.

List prices and strata fees from active MLS® listings at 3630 Harper Road, Coquitlam, listed by Polygon Realty Limited, current as of August 14, 2026. Prices exclude GST. Sizes are the MLS® finished-floor totals and vary by a few square feet from the plan sheets. Plan matches (A1, B1, C, F1) are inferred from published size and bedroom/bathroom count — confirm the plan designation with the sales centre. Occupancy status varies: five listings show “under construction,” six describe a fall-2026 move-in and one late 2026, and the two corner homes (#133 and #125) are the display homes. Availability changes; this is a dated snapshot, not a current inventory list. Not intended to solicit properties already under contract.

What the pricing table actually tells you

The largest home listed is the cheapest per square foot. The 2,109 sq ft four-bedroom at $1,398,000 works out to $663 per sq ft — below every three-bedroom currently listed, and $133 per sq ft under the most expensive C plan. In my experience Burke Mountain resale usually runs the other way, with the larger corner product carrying a premium per foot. Only one four-bedroom is on the board right now, so treat this as a single data point rather than a rule — but if you can carry the payment, price it out before you settle on a three-bedroom.

Identical plans are priced very differently, and the listing data does not say why. Two 1,454 sq ft C plans are advertised $60,000 apart ($1,098,000 vs. $1,158,000) — and MLS® records both as inside units, so corner position is not the explanation. Three 1,392 sq ft homes are listed: two at $948,000 and one at $968,000, and the higher-priced one carries a later, late-2026 move-in date. Same square footage, same bedroom count, materially different price. Position within the site, outlook, finish selections and completion timing are all candidates, but none of them is disclosed on the listing. Ask the sales centre to explain the difference on any two homes you are comparing — in my experience this is the variable buyers underweight at a sales centre, and the one that resurfaces at resale.

Strata fees land at roughly $0.23 per sq ft across most plans, with the C plan closer to $0.26. In dollar terms that is $316–$480 per month for garbage, gardening, management, and snow removal. In my experience that is a normal range for a new Burke Mountain townhome strata — but a new strata has no operating history, so the first budget is a projection. Read the disclosure statement’s strata-fee assumptions rather than the marketing sheet.

The GST line is real money. Advertised prices exclude GST. On the $948,000 entry home that is an additional $47,400; on the $1,398,000 four-bedroom, $69,900. The long-standing federal GST New Housing Rebate is fully phased out at a $450,000 purchase price, so it does not help at Beaumont pricing. First-time buyers may qualify under the separate federal First-Time Home Buyers’ GST Rebate, which is a different program with its own thresholds and conditions. GST treatment depends on the buyer as much as the home, so confirm your position with your accountant or lawyer — and budget the full 5% until someone qualified tells you otherwise.

The features list, and which items actually matter

Polygon has published a full features sheet. Most of it is standard for the price band. These are the items that change how the home lives or what it is worth later:

• In-suite heat pump — heating and air conditioning. The genuine standout. Heat pumps are substantially more efficient than baseboard or electric forced-air, and air conditioning has moved from luxury to expectation in Lower Mainland summers. Retrofitting cooling into an existing townhome is costly and generally needs strata approval, so in my view having it built in is a meaningful advantage.
• Two different garage types. Beaumont has both tandem double garages and side-by-side double garages. These are not equivalent. A tandem parks two cars one behind the other — the back car is trapped by the front one. Both are counted as a “double garage.” Confirm which one a specific home has before you fall in love with it — in my experience it matters to the next buyer as much as it does to you.
• Level 2 EV: a rough-in, not an installed charger. Polygon’s features sheet lists a rough-in for a Level 2 EV outlet in both the tandem and side-by-side double garages. A rough-in is not a finished charger — confirm exactly what it includes, and budget for the outlet, the charger and the electrical finish work rather than expecting to plug in on move-in day. It is still far cheaper than adding capacity to a building after the fact.
• Five-burner gas cooktop plus a barbecue gas connection on the deck or patio. Worth checking against anything else you are shortlisting — gas cooking is not standard in every new townhome.
• Dedicated laundry rooms in select plans — with engineered stone counter, sink and cabinetry — versus a laundry closet in others. For a four-person household this is a daily-life difference, and it is floor-plan specific. Ask.
• BC Energy Step Code Step 3 construction and Polygon’s New Generation Rainscreen envelope. Step 3 is the provincial standard for this building type rather than an upgrade; where it shows up is in operating costs, not in the display home.
• Travelers Insurance Company of Canada warranty — 2 years materials and labour, 5 years building envelope, 10 years structural. This is the BC standard 2-5-10; verify the specific coverage terms in the disclosure statement.
• TELUS Residential Smart Building — keyless entry and smart home automation, with a three-year TELUS SmartHome security monitoring package. Ask the sales staff what happens in year four and what the ongoing cost is.
• Overheight ceilings, expansive low-E windows, engineered stone on the kitchen island and the bathroom vanities, porcelain tile flooring in every bathroom, dual-flush toilets. Two designer colour schemes are offered: Snow and Stone.
• Views and orientation. Polygon’s features sheet says select homes look toward Mount Baker and the surrounding farmland, and that southwest-facing homes look onto a protected stream. Two caveats: none of the seven homes currently listed on MLS® is recorded as having a view, and if outlook is part of why you are buying, verify the stream’s protection designation against the City of Coquitlam’s zoning and OCP mapping rather than relying on the brochure.

On the community side: over 5,000 sq ft of outdoor amenity, including a central green space with a children’s play area and landscaped plazas with seating, plus direct access to Burke Mountain’s trail and creek network. Cedar fencing, individual entry gates on some homes, enclosed yards, and irrigation throughout the common areas. The published amenity list does not include a clubhouse, gym or pool; confirm the full amenity package, and the fee assumptions behind it, in the disclosure statement.

Practical strata facts from the MLS® listings: two pets permitted (cats and dogs, with restrictions), short-term rentals under one year are not allowed, and the site sits roughly three blocks from public transit and two blocks from the school bus.

Why “under construction, fall 2026” changes the risk math

Most of this guide deals with true presales — buy today, take possession in 18 to 30 months, absorb whatever happens to rates, your income, and the market in between. Beaumont’s current release is not that. These homes are being built now with fall and late-2026 occupancy, which shrinks several of the risks that make a true presale harder to underwrite:

• Completion-date exposure is far shorter — you can see the building. One caveat: none of the seven listings publishes a completion date. “Fall 2026” and “late 2026” are marketing descriptions, not contractual dates, so get the contractual outside date for the specific home.
• Financing exposure is much smaller. Rate holds are lender-specific, but one taken now stands a far better chance of carrying you to completion than it would on a 2028 presale. Confirm the terms with your broker.
• Market risk over the build window is compressed to a few months instead of a few years.
• “What will it actually look like” is answerable — there are display homes on site at 3630 Harper Road, so you are not buying off a rendering.

What does not change: it is still a strata purchase governed by a disclosure statement, GST still applies, the strata budget is still a first-year projection, and the developer still controls what can be altered before completion. Near-complete does not mean no diligence.

The trade-off runs the other way too. In a true presale you get first pick of plans and position, and a long runway to save. Here the remaining inventory is what it is — and as the table above shows, the best positions carry a premium precisely because they are visible now.

What to verify before you write an offer

• The disclosure statement. Required under REDMA. Strata-fee projections, what the developer may still change, completion mechanics, deposit handling. Read it, or have someone read it for you.
• Which plan and which garage type the specific home is — tandem versus side-by-side, and where the home sits within the site.
• The occupancy date for that home specifically. The MLS® listings say “fall 2026” and “late 2026” — those are different homes with different dates.
• GST treatment and whether it is included (on these listings, it is not).
• The current school catchment for the exact address, via SD43’s locator — not the sales centre’s summary, and re-checked closer to completion.

Under BC’s Real Estate Development Marketing Act, an offering of this kind cannot be made until a disclosure statement is filed. If you are seeing Beaumont prices, plans or completion dates quoted anywhere without a Polygon or MLS® source behind them, treat them as unverified.

Polygon's Burke Mountain track record (the read behind the brand)

Polygon has been building on Burke Mountain across multiple phases. Their delivered product on Burke includes the Partington Creek-area townhomes and several earlier Smiling Creek-area releases. The pattern across those builds:

• On-time delivery rate is strong. Polygon has missed completion windows on some Lower Mainland projects but Burke Mountain phases have been closer to schedule than not.
• Finish standard is the Lower Mainland mainstream. Quartz, mid-range appliance packages (often Bosch or KitchenAid), engineered hardwood. Not a luxury register but not entry-level either.
• Layouts are family-functional. Three-bed-and-flex plans, four-bed family plans, primary bedroom upstairs. Polygon optimises for liveability over square-footage drama.
• After-sale service has been generally responsive. Not flawless — no developer is — but in line with the Lower Mainland industry standard for warranty response.

If you have not seen Polygon's existing Burke Mountain product, walk a delivered phase before Beaumont's deposit cheque clears. The sales centre will tell you about Beaumont. The neighbours in a Polygon-built phase three years in will tell you what the after-sale story actually looked like.

Why use a buyer’s realtor for a Polygon Beaumont presale

It costs you nothing — and it changes the outcome. In BC presales, the buyer’s agent commission is built into the developer’s project budget and paid by the developer at completion. Walking in unrepresented does not save you a single dollar; it just leaves the sales-centre representative as the only person in the conversation, and they work for Polygon, not for you.

What an experienced Burke Mountain buyer’s agent actually does for a Beaumont buyer:

• Reviews the disclosure statement before your deposit clears. Strata-fee projections, depreciation-report assumptions, completion-date language, what’s warranted vs. excluded, what the developer can change without your consent. Most buyers sign a 60-page statement they’ve scanned for 5 minutes. That’s where the costly surprises hide.
• Reads the floor plan and the lot like a buyer, not a marketer. Sun exposure (south- vs. north-facing units price-perform very differently at resale), end-unit premiums, view corridors that get built out later, garage-to-kitchen access, primary-bedroom-wall-shared-with-neighbour, mechanical-room placement. The same plan in two different positions can be a $30–$80K resale spread in five years.
• Negotiates upgrades and extras. Parking stalls, storage lockers, appliance packages, finishing upgrades, blinds, AC capacity options. None of these are listed on the price sheet, all of them are negotiable depending on phase momentum.
• Pulls comparable resale comps to sanity-check the presale price. A presale that prices $40/sqft above closing-equivalent resale comps is a different proposition than one that prices in line. You will not get that read at the sales centre.
• Manages the 18–30 month build window with you. Change-order requests, deficiency tracking, walk-through scheduling, financing requalification 60 days before completion (rates and your income will look different than they do today), final subject removal at completion.
• Provides the developer-track-record read. Walks delivered phases with you. Knows who builds well on Burke and who has had recurring warranty issues. Polygon’s record here is good — but every phase is its own build, and the read on phase 4 is not always the read on phase 1.

Why a Tri-Cities specialist matters for a Burke Mountain presale specifically: Burke is its own micro-market with sub-block differences that don’t show up in city-wide comps. Smiling Creek catchment versus Coast Salish catchment versus Heritage Woods Secondary catchment all price differently. South-facing slope versus north-facing slope. Proximity to the future Burke Mountain Village versus deeper into the residential blocks. A generalist Lower Mainland agent will not catch those distinctions.

Wesbild — the long-running Burke Mountain developer

Wesbild has been the most consistent Burke Mountain presence over the past 15 years. Multiple phases delivered, multiple price bands covered. Their architectural register on Burke tends toward more traditional family-home aesthetics than Polygon's more contemporary read.

Currently active Wesbild Burke inventory: confirm with their sales centre at time of purchase. Verified historical track record: strong on completion timing, consistent on finish quality across price tiers, multi-generational neighbourhood planning rather than one-off phases.

If you are buying for permanence — a forever-home rather than a 5-year hold — Wesbild's portfolio depth in the neighbourhood is part of the value. The corner of Burke that Wesbild built first looks more established than the just-completed sites because the landscaping has had time to mature.

Foxridge — the third active player

Foxridge has been active across Coquitlam and the Tri-Cities for years, with Burke Mountain phases in their portfolio. Their Burke product mix has historically included detached homes alongside townhome phases, which differentiates them from Polygon and Wesbild's townhome-heavy Burke focus.

Currently active Foxridge inventory on Burke: confirm with their sales centre. Verified historical track record: established Lower Mainland developer, multi-generational portfolio, finish standard in line with the Burke Mountain mainstream.

The presale math — deposits, GST, completion-date risk

Deposit structure

Typical Lower Mainland presale deposit structure: 5% at signing, 5% at framing or a defined construction milestone, sometimes a third 5% at a later milestone. On a $1.2M Burke townhome that is $60,000 at signing, another $60,000 at the framing milestone, possibly a third $60,000 later — totalling 10–15% locked up over the 18–30 month build window.

Deposits are held in trust by the developer's solicitor under the Real Estate Development Marketing Act (REDMA). They are not the developer's money to spend until completion. If the developer becomes insolvent before completion (rare but not impossible), the deposit is protected under specific REDMA provisions — verify the specifics on the disclosure statement.

GST and the New Housing Rebate

New construction in BC attracts 5% GST. This is on top of the listed purchase price unless explicitly stated as included. On a $1.2M Burke presale, that is $60,000 of GST.

The GST New Housing Rebate offsets part of this on purchases under specific thresholds. The Federal Rebate of 36% of the GST paid (up to a maximum $6,300) applies fully on purchases up to $350,000, phases out on a sliding scale, and reaches zero at $450,000. There is no BC provincial new housing rebate — BC’s ended with the HST in 2013, so only the federal rebates apply. For most Burke presales over $450,000, the Federal Rebate does not apply.

Net effect: the GST is a real cost that buyers should budget for from day one of looking at presales. The sales centre will calculate it for you; verify the math with your lawyer.

Completion-date risk

This is the under-appreciated cost of presale buying. Presale contracts give the developer a wide completion window — often 24 months from signing, sometimes with built-in extension rights for permitting delays, materials shortages, or weather. Buyers should plan for the completion date in the contract to drift by ±6 months in either direction.

What that means practically:

• Your rate hold from your lender lasts 120 days at most. A 24-month presale completion will require a new rate hold and possibly a new underwrite at the actual completion point. Rates in 2027 could be meaningfully different from rates today.
• Your life can move in 24 months. Job changes, family changes, relocation. The home that fits you today may not fit you at completion.
• Some lenders require re-underwriting at completion. The pre-approval you used to sign your presale contract may not survive a 24-month gap.

Buyers who handle completion-date risk well have either rent flexibility (month-to-month or annual lease), current-home flexibility (long sale timeline runway), or financial cushion to absorb a 6-month delay. Buyers who are stretched on either timing or financing should think hard before committing to a presale.

When presale beats resale

Three situations where the presale math wins:

1. You want new everything. 2-5-10 year warranty, brand-new mechanical, no inherited issues, current building code on insulation and structure. The intangible peace-of-mind value of buying a home no one has lived in is real for many family buyers.
2. You can wait 18–30 months without disruption. Current housing is stable. Rent is reasonable. Life is not moving fast. Time horizon supports the build window.
3. The build site is in a path of measurable value. Walking distance to a confirmed school opening, in the catchment of a new transit node, or part of a multi-phase development where the early buyers benefit from later-phase pricing pressure. Burke Mountain Village build-out, Burke Mountain Middle Secondary School (scheduled fall 2027) — both are real value catalysts for nearby presales.

When presale loses

Three situations where the resale math wins:

1. You need to live in the home within 6 months. A 24-month completion window does not work for school-year planning, job relocation timing, or current-housing constraints. Resale closes in 6–8 weeks; presale closes in 18–30 months. The math is binary.
2. Comparable resale inventory is cheaper per square foot. When the resale market softens — like it has in 2026 — presale's premium pricing can sit well above the per-square-foot cost of a 5-year-old comparable resale. Run the comp. If the resale is $750/sqft and the presale is $850/sqft on a 2027 completion, the math is hard to defend.
3. Rate environment uncertainty is high. Locking in a presale today against 2027 mortgage rates is a real bet. If you cannot afford a 100-basis-point upward move at completion, the rate risk is material.

The pre-deposit checklist for any Burke Mountain presale

Six items I run with my buyers before they commit to a presale anywhere on Burke. Skip any of them at your peril.

1. Read the disclosure statement. The developer is legally required to provide it under REDMA. It runs 100+ pages. Your lawyer reads it. You read at least the deposit-structure, completion-date, and assignment-restriction sections.
2. Walk a delivered phase from the same developer. Talk to a resident who has lived in their Polygon (or Wesbild, or Foxridge) Burke home for 2+ years. The after-sale story is what the disclosure statement does not tell you.
3. Verify the deposit holding structure. Deposits should be held in a developer's solicitor's trust account, not the developer's operating account. Confirmed on the disclosure.
4. Confirm GST applicability and rebate eligibility. Most Burke presales over $450,000 fall outside the Federal Rebate. Budget the full 5%.
5. Get a pre-approval that survives 24 months. Some lenders will not honour a today-approval at a 2027 completion. Ask your broker which lenders will, and document it.
6. Read the assignment clause. Many presale contracts restrict your right to assign the contract to another buyer before completion. If your circumstances change and you need to exit before completion, the assignment terms determine your options.

The 2026–2028 Burke Mountain presale pipeline (the honest forecast)

What we know is happening, what we expect, and where buyers should watch.

Beaumont (Polygon) — selling now, occupancy fall 2026. The headline release, and the one currently advertising published per-home pricing on MLS®. 101 townhomes, 3- and 4-bedroom, 1,380–2,220 sq ft, advertised from $948,000. Family townhome focus, Smiling Creek catchment area. Because it completes this year, it competes with resale inventory more than with the 2027–2028 presale pipeline. Verify plan availability and the occupancy date for the specific home with the sales centre at 3630 Harper Road.

Coast Salish area build-out — expected to accelerate 2027–2028. Coast Salish Elementary opened in 2023. The surrounding land has remaining build-out capacity that developers have been positioning around. Public timing is not confirmed; watch for Polygon and Wesbild rezoning applications.

Burke Mountain Middle Secondary School — scheduled fall 2027 opening. Not a presale itself but a real value catalyst for presales in catchment. Buyers betting on the school opening should verify it remains on schedule before relying on it for resale value.

The detached presale picture is quieter. Burke's remaining detached build sites are smaller-phase releases, often by smaller developers. The volume is dramatically lower than the townhome presale pipeline.

Frequently asked questions