DEVELOPMENT PERMIT APPROVED - Discover endless possibilities on this 4.29-acre elevated parcel, raised 8–10 feet above neighbouring properties. Perfectly positioned across from the Fraser River, this rare offering is rich with potential. With plans already drawn for a large home, storefront, sizable barn, and lavender farm—offering a clear path forward while still allowing the new owner the flexibility to customize or bring their own vision to life. ASSESSED JUST UNDER $3,000,000 Don’t miss this incredible opportunity!
| Structures | Land Only |
|---|
| Price | $2,300,000 |
|---|---|
| Property Type | Land |
| Ownership Type | Freehold NonStrata |
| Utility Type | Sanitary Sewer Not Available, Storm Sewer Not Available, Electricity Not Available, Natural Gas Not Available, Phone Not Available, Cable Not Available |
| Water (WaterSource) | None |
| Lot Size | 4.29 |
|---|---|
| Lot Size Depth | Feet |
| MLS® # | R3071468 |
| Area | Richmond |
| Neighbourhood | East Richmond |
| City | Richmond |
| Postal Code | V6V 1M1 |
| Gross Taxes | $7,630.5 |
| Zoning | AG1 |
Listed by: Babych Group Realty Vancouver Ltd.
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.
Public Schools
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
Closest Transit
Crime Rate
Demographics
Noise/ Power Lines
Other
18840 River Rd Road has a sell-speed score of 66/100, placing it in the "Expected to sell within weeks" band. The listing is priced 41.9% below comparable active properties in East Richmond, which is a strong competitive signal. The local market is currently a Buyer's Market with a sales-to-active ratio of 10.7% and an area average of 42 days on market — buyers have more leverage. With only 653 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V6V 1M1, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
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.
Annual avg PM2.5 4.4 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Burnaby South, Burnaby (~3.2 km). Annual avg AQHI 2.2 — Low Risk.
Richmond 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: ~29.8 °C baseline, ~32 °C projected. Tropical nights (>18 °C): ~0 baseline, ~3 projected.
Annual precipitation ~1117 mm (1981–2010 baseline), projected ~1159 mm by the 2050s. Extreme 1-day rainfall: ~39.9 mm baseline, ~44.4 mm projected. Values vary modestly across the Lower Mainland.
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.
8 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Fraser Park Secondary School Program |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.22 KM
|
|
Suncrest Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.43 KM
|
|
Champlain Heights Annex |
Public |
Grades ServedK-3
|
Catchment Info—
|
Distance2.57 KM
|
|
South Slope Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.62 KM
|
|
BC Provincial School For The Deaf Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.65 KM
|
|
Nelson Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.79 KM
|
|
Glenwood Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.92 KM
|
|
Choice School For Gifted Children |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.93 KM
|
Calculate your commute
18840 River Rd Rd, Richmond, BC is ideally located for commuters. The property is 3.5 km from Royal Oak, with a 65 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound North Fraser Way @ Fraserton Court (0.74 km). Walk Score Transit rating: Some Transit (29/100).
Buy Vs Rent Calculator
Rent vs own
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Based on 7 comparable active properties in East Richmond, the average asking price is $3,956,000. This listing is priced 41.9% below the neighbourhood average. This property is flagged as a Hot Deal (41.9% cheaper than comparables) based on its competitive pricing and market demand.
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