Home Maple Ridge, BC West Central 22165 Cliff Avenue

22165 Cliff Ave, Maple Ridge BC – Land for Sale – MLS® R3000606

22165 Cliff Avenue, Maple Ridge, British Columbia V2X 2L4

531 days on the market

$1,799,900

Est. Mortgage $7,963/mo

Listing updated: Jun 29, 2026 at 11:54am

EstateBlock checked: Oct 21, 2026 at 10:45am

0 sqft

10.0% price reduction

Photos

Exterior photo of 22165 Cliff Ave, Maple Ridge, BC – MLS® R3000606

Exterior Rear Photo of 22165 Cliff Avenue, Maple Ridge, BC

Living Room Photo of 22165 Cliff Avenue, Maple Ridge, BC

Family Room Photo of 22165 Cliff Avenue, Maple Ridge, BC

Dining Area Photo of 22165 Cliff Avenue, Maple Ridge, BC

Kitchen Photo of 22165 Cliff Avenue, Maple Ridge, BC

Kitchen Island Photo of 22165 Cliff Avenue, Maple Ridge, BC

Pantry Photo of 22165 Cliff Avenue, Maple Ridge, BC

Breakfast Nook Photo of 22165 Cliff Avenue, Maple Ridge, BC

Primary Bedroom Photo of 22165 Cliff Avenue, Maple Ridge, BC

Primary Bathroom Photo of 22165 Cliff Avenue, Maple Ridge, BC

Walk-In Closet Photo of 22165 Cliff Avenue, Maple Ridge, BC

Bedroom 2 Photo of 22165 Cliff Avenue, Maple Ridge, BC

LAND ASSEMBLY in downtown Maple Ridge! Recent OCP amendment supports Low Rise Apartments 4-6 stories. Located within the Lougheed Transit Corridor and just outside the outer of the Transit Oriented Area. FSR up to 2.5 (includes bonus density) and all service at lot line or nearby. Situated on a quiet dead-end street, with lane access and the top floors will have unobstructed views of the Fraser River! Only steps from the West Coast Express, downtown Haney which includes shopping, restaurants, recreation and more! To be sold as a package with 22119, 22127, 22137, 22147, 22155, Cliff Ave and 11758 221 Street. Package price $12,599,300. Private showings only! Do NOT walk on the properties without an appointment.

Exterior Features

View Description	FRASER RIVER ON HIGHER LEVELS
Structures	Land Only

Building Details

Price	$1,799,900
Property Type	Land
Ownership Type	Freehold NonStrata
Community Features	Near Shopping
Utility Type	Sanitary Sewer Available, Storm Sewer Nearby, Electricity Available, Natural Gas Available, Natural Gas Connected, Cable Connected
Water (WaterSource)	Public

Lot & Land

Lot Size	9747
Lot Size Depth	Feet
Lot Size Frontage	66
MLS^® #	R3000606
Area	Maple Ridge
Neighbourhood	West Central
City	Maple Ridge
Postal Code	V2X 2L4
Gross Taxes	$5,742.96
Zoning	RS-1

Property Timeline

Status	Date	Price
R3000606 / Active	05-08-2025	$1,799,900

Listed by: Royal LePage West Real Estate Services

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.

Map & Neighbourhood

Public Schools

Secondary
Maple Ridge Secondary School: Average 1.11 km 6.4/10
Elementary
Maple Ridge Elementary School: Average 2.67 km 5.2/10

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

Private Schools

Elementary
Meadow Montessori: Average 3.14 km 6.1/10
Elementary, Secondary
Maple Ridge Christian School: Above Average 3.39 km 8/10

Closest Transit

Bus Stop
Northbound 222 St @ Lougheed Hwy: 0.18 km
Skytrain
West Coast Express @ Port Haney Station: 0.46 km

Crime Rate

Total Crime Rate: Above Average
Violent Crime Rate: Above Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Below Average 9.6%
No Certificate/Degree: Above Average 17.2%
Owner Occupied: Average 68.2%
Employment Rate: Average 54.1%

Noise/ Power Lines

Road/Hwy Noise: Possible
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

34 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $1,391,323

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.46 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WEST CENTRAL compares

This property

531 DOM

Slower than area

West Central avg

49 DOM

Average

Maple Ridge avg

49 DOM

Faster market

22165 Cliff Avenue has a sell-speed score of 34/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 22.7% above comparable active properties in West Central. The local market is currently a Buyer's Market with a sales-to-active ratio of 8.7% and an area average of 49 days on market — buyers have more leverage. With only 553 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V2X 2L4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2X 2L4, 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 4.2 µg/m³ — meets WHO 2021 guideline. Nearest station: Pitt Meadows Meadowlands School, Pitt Meadows (~8 km). Annual avg AQHI 1.7 — Low Risk.

Heat Elevated

Maple Ridge currently sees ~2 days above 30 °C per year (1981–2010 baseline), projected to rise to ~10 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30.6 °C baseline, ~33.2 °C projected. Tropical nights (>18 °C): ~0 baseline, ~2 projected.

Precipitation Increasing

Annual precipitation ~1595 mm (1981–2010 baseline), projected ~1657 mm by the 2050s. Extreme 1-day rainfall: ~54.5 mm baseline, ~60.4 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Nearby Restaurants, Cafes & Shops

Restaurants (39 nearby)

Triple o's · 238 m · Fast Food
Pho song · 347 m · Restaurant
Hellcrust pizza · 386 m · Fast Food

Shopping (25 nearby)

Rx peoples pharmacy · 492 m · Pharmacy
Rbc royal bank · 503 m · Bank
Haney pharmacy · 509 m · Pharmacy

Cafes (9 nearby)

Tim hortons · 482 m · Cafe
Gratia bakery & cafe · 523 m · Cafe
Picasso bakery · 570 m · Cafe

Groceries (7 nearby)

Liquor store · 117 m · Beverages
C & h market · 489 m · Convenience
Capri italian bakery & bistro · 516 m · Bakery

Healthcare (5 nearby)

Rx peoples pharmacy · 492 m · Healthcare
Haney pharmacy · 509 m · Healthcare
The medicine shoppe · 555 m · Healthcare

Transit (2 nearby)

West coast express @ port haney station station · 460 m · Transit
Bus stop southbound 224 st @ 122 ave · 998 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Odyssey K-9 SD 42	Public	Grades Served —	Catchment Info —	N/A	Distance 738 m
ci:tm?xw Environmental Community	Public	Grades Served —	Catchment Info —	N/A	Distance 738 m
Maple Ridge Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	6.4 / 10	Distance 1.11 KM
Outreach Alternate Secondary School	Public	Grades Served 9-12	Catchment Info —	3.9 / 10	Distance 1.11 KM
Eric Langton Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 1.15 KM
District 42 Alternative Secondary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 1.38 KM
Alouette Elementary	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 1.49 KM
Golden Ears Elementary School	Public	Grades Served K-7	Catchment Info —	5.5 / 10	Distance 1.94 KM
Harry Hooge Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 2.08 KM
Glenwood Elementary	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 2.10 KM
Laity View Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 2.48 KM
Westview Secondary School	Public	Grades Served 8-12	Catchment Info —	5.5 / 10	Distance 2.60 KM
Maple Ridge Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	5.2 / 10	Distance 2.67 KM
Kanaka Creek Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 2.94 KM

Walkability & Transit Near 22165 Cliff Avenue

Car-Dependent 91

Walk Score - Walker's Paradise

Daily errands do not require a car

Some Transit 52

Transit Score - Good Transit

Many nearby public transportation options

Somewhat
Bikeable 53

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 22165 Cliff Avenue

/month

Principal & Interest

Property Taxes $479

Maintenance fee 0

A 20% down payment of $359,980 on this $1,799,900 listing yields an estimated mortgage of $6,874/month (30-year fixed, 4%). Total estimated housing cost: $7,353/month, $479 property tax.

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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $4,579/month in estimated rental income against $7,540/month in mortgage payments, the monthly cashflow is -$2,961/month. A 55% down payment would reach break-even.

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

Estateblock Rent Estimate for 22165 Cliff Avenue, Maple Ridge

Buy Vs Rent Calculator

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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.