Home Delta, BC Cliff Drive Windsor Woods 304 5555 13a Avenue

304 5555 13a Ave, Delta BC V4M 2E7 – Condo for Sale – MLS® R3181378

304 5555 13a Avenue, Delta, British Columbia V4M 2E7

Delta Condos for Sale

1 day on the market

$799,000

Est. monthly cost $4,329/mo

Listing updated: Nov 4, 2026 at 05:36pm

EstateBlock checked: Nov 5, 2026 at 06:45am

Windsor Woods

2 Beds

2 Baths

1485 sqft

538 $ /sqft

836.36 $ Maint. fee

1996 built

NEW OPEN HOUSE

Photos

A residence of rare light and serenity. Spanning 1,485 sq. ft., this expansive corner residence offers two bedrooms and a den, with thoughtfully designed single-level living. Sunlight pours through generous windows into the inviting living room, where a gas fireplace creates a warm and elegant atmosphere. Two balconies extend the living outdoors, offering peaceful spaces to relax and take in the surrounding greenery/lagoon. The spacious kitchen, dining and living areas create an effortless setting for everyday living and entertaining, while the primary retreat features a walk-in closet and generous five-piece ensuite. Complete with two underground parking spaces and a storage locker. Moments from village shops, cafés and the beach, this is refined Tsawwassen living at its finest.

Open houses

07 Nov, 2026 (12:00 PM to 01:00 PM)

08 Nov, 2026 (02:30 PM to 04:00 PM)

Building 26 fields Inside & out 13 fields Lot & land 7 fields

Building Details

Price	$799,000
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1485
Year Built	1996
Age Of Building	30
Building Type	Apartment/Condo
Unit Style	Corner unit
Property Type	Residential
Stories	1
Building Amenities	Trash, Maintenance Grounds, Gas, Management, Recreation Facilities
Building Name	Windsor Woods
Ownership Type	Freehold Strata
Maintenance Fee	$836.36
Community Features	Shopping Nearby
Amenities Nearby	Trash, Maintenance Grounds, Gas, Management, Recreation Facilities
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Underground, Side Access, Garage Door Opener
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Cats OK, Dogs OK, Yes With Restrictions
Rental Suites	None

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Elevator
Fireplace	1
Heating Type	Baseboard
Laundry	In Unit
# of Kitchens	1
Flooring	Hardwood, Tile
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3181378
Area	Tsawwassen
Neighbourhood	Cliff Drive
City	Delta
Postal Code	V4M 2E7
Gross Taxes	$3,280.47
Zoning	CD220

Property Timeline

Status	Date	Price
R3181378 / Active	11-04-2026	$799,000

Rooms

Floor	Type	Dimensions
Main Level	Foyer	4'6 x 4'6 ft
Main Level	Dining Room	12'6 x 12'6 ft
Main Level	Living Room	12'0 x 12'0 ft
Main Level	Kitchen	11'8 x 11'8 ft
Main Level	Pantry	8'0 x 8'0 ft
Main Level	Bedroom	11'4 x 11'4 ft
Main Level	Den	5'3 x 5'3 ft
Main Level	Primary Bedroom	10'10 x 10'10 ft
Main Level	Walk-In Closet	5'2 x 5'2 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4
Main Level	Yes	#5

Listed by: Engel & Volkers Vancouver

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

About the building: Windsor Woods

5518 14th Avenue, Cliff Drive, Delta

Windsor Woods building details

Building

Built: 1995
Homes: 270
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: LMS1318
Managed by: Red Door Management
Parking: Garage: Underground
Lockers: Limited
Strata fee covers: Recreation FacilityManagementHot WaterGasGardeningCaretaker

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Windsor Woods

For sale: 2
Median ask: $712K
Median $/sqft: $624
Days on market: 201

This home

$538/sqft, 13.8% below the building median of $624.

Homes for sale at Windsor Woods, Delta Recent sold listings in Windsor Woods, Delta

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map, sell speed & climate

SkyTrain 16.27 km · South Delta Secondary School 6.4/10 · 1.34 km · crime below average · sell-speed score 38/100 (may take longer) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (52 nearby)

The medicine shoppe · 71 m · Pharmacy
Boutique blanche · 129 m · Clothes
Forever blue nails · 130 m · Beauty Shop

Restaurants (27 nearby)

Domino's · 143 m · Fast Food
Peek a boo japanese bistro · 151 m · Restaurant
Sushi gurume · 200 m · Restaurant

Groceries (10 nearby)

Bc liquor store · 115 m · Beverages
Smoke & pop stop · 147 m · Convenience
Joe's farm market · 196 m · Greengrocer

Cafes (8 nearby)

Blenz · 148 m · Cafe
Cue's n cushion · 303 m · Cafe
Tim hortons · 333 m · Cafe

Healthcare (5 nearby)

The medicine shoppe · 71 m · Healthcare
Shoppers drug mart · 284 m · Healthcare
Pure integrative pharmacy · 311 m · Healthcare

Gyms (2 nearby)

Drive golf academy · 226 m · Gym
Tunnel town curling club · 911 m · Gym

Transit (1 nearby)

Bus stop northbound beach grove rd @ whitcomb place · 994 m · Transit

Public Schools

Elementary
Cliff Drive Elementary School: Average 1.11 km 4.6/10
Secondary
South Delta Secondary School: Average 1.34 km 6.4/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary, Secondary
Southpointe Academy: Above Average 1.08 km 9.9/10
Elementary, Secondary
Southpointe Academy: Above Average 1.08 km 9.9/10

Closest Transit

Bus Stop
Southbound 56 St @ View Cres: 0.17 km
Skytrain
Skytrain @ Brighouse Stn: 16.27 km

Crime Rate

Total Crime Rate: Below Average
Violent Crime Rate: Low
Property Crime Rate: Below Average

Demographics

Post-Secondary Education: Below Average 26.1%
No Certificate/Degree: Below Average 10.2%
Owner Occupied: Below Average 55%
Employment Rate: Below Average 48.2%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

38 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $632,000

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 16.27 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How CLIFF DRIVE compares

This property

1 DOM

Listed

304 5555 13a Avenue has a sell-speed score of 38/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 26.4% above comparable active properties in Cliff Drive. The local market is currently a Balanced Market with a sales-to-active ratio of 14.9% — conditions are balanced. With 87 competing homes currently listed, this property has moderate competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V4M 2E7

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4M 2E7, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 3.4 µg/m³ — meets WHO 2021 guideline. Nearest station: Tsawwassen, Delta (~2.1 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Delta currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~6 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~29.9 °C baseline, ~32.2 °C projected. Tropical nights (>18 °C): ~0 baseline, ~3 projected.

Precipitation Typical for region

Annual precipitation ~1148 mm (1981–2010 baseline), projected ~1191 mm by the 2050s. Extreme 1-day rainfall: ~40.5 mm baseline, ~45.2 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~25 days baseline, ~27 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Schools NearBy

8 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Southpointe Academy	Independent	Grades Served K-12	Catchment Info —	9.4 / 10	Distance 1.08 KM
Cliff Drive Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	4.6 / 10	Distance 1.11 KM
Beach Grove Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 1.20 KM
South Park Elementary School	Public	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 1.30 KM
South Delta Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	6.4 / 10	Distance 1.34 KM
du Bois-joli	Public	Grades Served —	Catchment Info —	N/A	Distance 1.76 KM
English Bluff Elementary School	Public	Grades Served K-7	Catchment Info —	6.6 / 10	Distance 2.25 KM
Pebble Hill Traditional Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 2.42 KM

Walkability & Transit Near 304 5555 13a Avenue

Very Walkable 81

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 41

Transit Score - Some Transit

A few nearby public transportation options

Bikeable 57

Bike Score - Bikeable

Some bike infrastructure

Costs & calculators

Monthly cost about $4,329/month · rent estimate $2,962/month · owning catches up with renting by year 21 · cash flow if rented −$1,565/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 304 5555 13a Avenue

$4,329 /month

Principal & Interest $3,220

Property Taxes $273

Maintenance fee $836

The estimated monthly cost of 304 5555 13a Avenue, Delta is $4,329: $3,220 principal and interest with 20% down over 30 years at 4.45%, plus $273 property tax and $836 strata fee.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

−$1,565 /month

Mortgage Payment $3,220

Monthly Cash Flow −$1,565

Break Even Down Payment 59%

Cap Rate -2.4%

Cash on Cash -11.8%

If 304 5555 13a Avenue, Delta were rented at $2,962 a month with 5% vacancy, it would fall $1,565 a month short of the mortgage and carrying costs; about 59% down would break even.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 304 5555 13a Avenue, Delta

$2,962 / month

Rent $2,962

Own $4,329

Principal: $1,036/mo Interest, tax, insurance, fees: $3,293/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$867/mo (year 1) → ~$2,016/mo (year 20) → ~$3,007/mo (year 29).

Net cost to own at year 5 ~$3,293/mo About $331/mo more than renting

EstateBlock estimates 304 5555 13a Avenue, Delta would rent for about $2,962 a month.

Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.

Rent vs own: 304 5555 13a Avenue

Rent vs own

Owning catches up by year 21

With 20% down ($159,800) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $56,961

Principal paid off by year 10 $128,088

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Renting 304 5555 13a Avenue, Delta is cheaper at first, but owning catches up by year 21, with $56,961 of principal paid off by year 5 and $128,088 by year 10.