Home Richmond, BC East Richmond 18840 River Rd Road

18840 River Rd Rd, Richmond BC – Land for Sale – MLS® R3071468

18840 River Rd Road, Richmond, British Columbia V6V 1M1

323 days on the market

$2,300,000

Est. Mortgage $10,175/mo

Listing updated: Jul 29, 2026 at 06:06pm

EstateBlock checked: Oct 21, 2026 at 02:25am

0 sqft

37.8% cheaper than comps

Photos

Exterior photo of 18840 River Rd Rd, Richmond, BC – MLS® R3071468

Exterior Rear Photo of 18840 River Rd Road, Richmond, BC

Living Room Photo of 18840 River Rd Road, Richmond, BC

Family Room Photo of 18840 River Rd Road, Richmond, BC

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!

Exterior Features

Structures	Land Only

Building Details

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 & Land

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

Property Timeline

Status	Date	Price
R3071468 / Active	12-02-2025	$2,300,000
to view full Property History (2 earlier records)

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.

Map & Neighbourhood

Public Schools

Elementary
Kingswood Elementary School: Average 7.96 km 6.1/10

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

Private Schools

Elementary,Secondary
Choice School For Gifted Children: Above Average 2.93 km 10/10
Elementary,Secondary
Choice School For Gifted Children: Above Average 2.93 km 10/10

Closest Transit

Bus Stop
Eastbound North Fraser Way @ Fraserton Court: 0.74 km
Skytrain
Skytrain @ Royal Oak Stn: 3.49 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 24.9%
No Certificate/Degree: Above Average 15.5%
Owner Occupied: Below Average 51.2%
Employment Rate: Above Average 67.2%

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): Possible
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

62 / 100

Overall sell-speed score

Moderate pace expected

A+

Price competition grade

Avg comparable: $3,169,400

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.49 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

Yes — in ALR

How EAST RICHMOND compares

This property

323 DOM

Slower than area

East Richmond avg

44 DOM

Average

Richmond avg

44 DOM

Faster market

18840 River Rd Road has a sell-speed score of 62/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 37.8% 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 7.5% and an area average of 44 days on market — buyers have more leverage. With only 651 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V6V 1M1

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).

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 4.4 µg/m³ — meets WHO 2021 guideline. Nearest station: Burnaby South, Burnaby (~3.2 km). Annual avg AQHI 2.2 — Low Risk.

Heat Low

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.

Precipitation Typical for region

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.

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.

Nearby Restaurants, Cafes & Shops

Cafes (1 nearby)

Olivo cafe · 920 m · Cafe

Transit (1 nearby)

Bus stop westbound north fraser way @ 4300 block · 973 m · Transit

Schools NearBy

8 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Fraser Park Secondary School Program	Public	Grades Served —	Catchment Info —	N/A	Distance 2.22 KM
Suncrest Elementary School	Public	Grades Served K-7	Catchment Info —	7.4 / 10	Distance 2.43 KM
Champlain Heights Annex	Public	Grades Served K-3	Catchment Info —	N/A	Distance 2.57 KM
South Slope Elementary School	Public	Grades Served K-7	Catchment Info —	6.9 / 10	Distance 2.62 KM
BC Provincial School For The Deaf Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.65 KM
Nelson Elementary School	Public	Grades Served K-7	Catchment Info —	7.1 / 10	Distance 2.79 KM
Glenwood Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 2.92 KM
Choice School For Gifted Children	Independent	Grades Served —	Catchment Info —	10.0 / 10	Distance 2.93 KM

Pre-computed routes from 18840 River Rd Rd, Richmond, BC

18840 River Rd Rd, Richmond, BC Royal Oak 3.5 km

65 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Royal Oak → Waterfront
65 min
Metrotown, Burnaby via Royal Oak → Metrotown
47 min
SFU Burnaby via Royal Oak → Production Way
63 min
Richmond Centre via Royal Oak → Brighouse
90 min
YVR Airport via Royal Oak → YVR-Airport
91 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
15 min
Metrotown, Burnaby via Lougheed Hwy
4 min
SFU Burnaby via Gaglardi Way
12 min
Richmond Centre via No. 3 Rd
11 min
YVR Airport via Bridgeport / Sea Island
14 min

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).

Walkability & Transit Near 18840 River Rd Road

Car-Dependent 27

Walk Score - Car-Dependent

Most errands require a car

Some Transit 29

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 43

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 18840 River Rd Road

/month

Principal & Interest

Property Taxes $636

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $9,420/month in total housing costs on this $2,300,000 property — $8,784 mortgage payment, $636 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

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Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $5,572/month estimated rent and $9,627/month in total housing costs, this property has a -$4,055/month cashflow. Break-even down payment: approximately 57%.

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

Estateblock Rent Estimate for 18840 River Rd Road, Richmond

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.