Home Richmond, BC Saunders 2 8531 Willams Road

2 8531 Willams Rd, Richmond BC - Townhouse for Sale - MLS# R3167361

2 days on the market

$1,068,000

Est. Mortgage $4,725/mo

Listing updated: Sep 18, 2026 at 07:37pm

EstateBlock checked: Sep 20, 2026 at 09:30am

3 Beds

3 Baths

1321 sqft

808 $ /sqft

260.79 $ Maint. fee

2013 built

NEW

2 days on the market

$1,068,000

Est. $4,725/mo with 20% down

Listing updated: Sep 18, 2026 at 07:37pm

EstateBlock checked: Sep 20, 2026 at 09:30am

Photos

Exterior Front Photo of 2 8531 Willams Road, Richmond, BC

Exterior Rear Photo of 2 8531 Willams Road, Richmond, BC

Living Room Photo of 2 8531 Willams Road, Richmond, BC

Family Room Photo of 2 8531 Willams Road, Richmond, BC

Dining Area Photo of 2 8531 Willams Road, Richmond, BC

Kitchen Photo of 2 8531 Willams Road, Richmond, BC

Kitchen Island Photo of 2 8531 Willams Road, Richmond, BC

Pantry Photo of 2 8531 Willams Road, Richmond, BC

Breakfast Nook Photo of 2 8531 Willams Road, Richmond, BC

Primary Bedroom Photo of 2 8531 Willams Road, Richmond, BC

Primary Bathroom Photo of 2 8531 Willams Road, Richmond, BC

Walk-In Closet Photo of 2 8531 Willams Road, Richmond, BC

Bedroom 2 Photo of 2 8531 Willams Road, Richmond, BC

Bedroom 3 Photo of 2 8531 Willams Road, Richmond, BC

Bedroom 4 Photo of 2 8531 Willams Road, Richmond, BC

Guest Bathroom Photo of 2 8531 Willams Road, Richmond, BC

Powder Room Photo of 2 8531 Willams Road, Richmond, BC

Office / Den Photo of 2 8531 Willams Road, Richmond, BC

Loft / Bonus Room Photo of 2 8531 Willams Road, Richmond, BC

Basement Recreation Room Photo of 2 8531 Willams Road, Richmond, BC

Laundry Room Photo of 2 8531 Willams Road, Richmond, BC

Mudroom Photo of 2 8531 Willams Road, Richmond, BC

Entry Foyer Photo of 2 8531 Willams Road, Richmond, BC

Parkfront Homes! This well-designed home features a spacious and functional floor plan with a large open-concept living, dining and kitchen area, plus LOW STRATA FEE. Conveniently located directly across from South Arm Community Centre and just steps to public transit, parks and schools. Features include granite countertops, stainless steel appliances, in-suite washer/dryer, crown moulding and quality flooring throughout. Full attached double garage. School catchments: Lee Elementary and Hugh McRoberts Secondary. A great family home in a highly convenient Richmond location. Showings by appointment. 4K Video: https://youtu.be/z3W26HQkArA

Interior Features

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

Exterior Features

Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$1,068,000
Total Bedrooms	3
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	1321
Year Built	2013
Age Of Building	13
Building Type	Townhouse
Property Type	Residential
Stories	2
Building Amenities	Trash, Maintenance Grounds, Management, Sewer, Water
Ownership Type	Freehold Strata
Maintenance Fee	$260.79
Amenities Nearby	Trash, Maintenance Grounds, Management, Sewer, Water
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Garage Door Opener
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Yes With Restrictions
Rental Suites	None
Units In Development	10

Lot & Land

MLS^® #	R3167361
Area	Richmond
Neighbourhood	Saunders
City	Richmond
Postal Code	V7A 1G7
Gross Taxes	$3,484.36
Zoning	RTL4

Property Timeline

Status	Date	Price
R3167361 / Active	09-18-2026	$1,068,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	13'2 x 13'2 ft
Main Level	Dining Room	11'5 x 11'5 ft
Main Level	Kitchen	10'7 x 10'7 ft
Above Level	Primary Bedroom	13'1 x 13'1 ft
Above Level	Bedroom	12'5 x 12'5 ft
Above Level	Bedroom	12'3 x 12'3 ft
Above Level	Flex Room	12'4 x 12'4 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#3
Above Level	No	#3

Listed by: 1NE Collective Realty Inc.

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
Hugh McRoberts Secondary School: Above Average 0.28 km 8/10
Elementary
Walter Lee Elementary School: Average 0.78 km 6.9/10

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

Private Schools

Elementary
St.Paul School: Above Average 1.37 km 8.4/10
Elementary, Secondary
Richmond Christian School: Above Average 2.8 km 9/10

Closest Transit

Bus Stop
Eastbound Williams Rd @ Pigott Dr: 0.14 km
Skytrain
Skytrain @ Brighouse Stn: 2.97 km

Crime Rate

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

Demographics

Post-Secondary Education: Above Average 35.1%
No Certificate/Degree: Below Average 11.6%
Owner Occupied: Below Average 58.9%
Employment Rate: Above Average 69.7%

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

61 / 100

Overall sell-speed score

Moderate pace expected

B+

Price competition grade

Avg comparable: $1,151,304

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.97 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 SAUNDERS compares

This property

2 DOM

Very fast

Saunders avg

44 DOM

Average

Richmond avg

44 DOM

Slower market

2 8531 Willams Road has a sell-speed score of 61/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 7.8% below comparable active properties in Saunders, which is a strong competitive signal. The local market is currently a Balanced Market with a sales-to-active ratio of 16.7% and an area average of 44 days on market — conditions are balanced. With only 353 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 V7A 1G7

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V7A 1G7, 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 4.3 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Richmond South, Richmond (~1.6 km). Annual avg AQHI 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

Shopping (15 nearby)

Rbc · 603 m · Bank
Sparkle beauty clinic · 629 m · Beauty Shop
Shoppers drug mart · 643 m · Pharmacy

Restaurants (10 nearby)

Pho khang · 589 m · Restaurant
Kfc · 591 m · Fast Food
Gami sushi · 613 m · Restaurant

Groceries (4 nearby)

Halal meat & bbq · 487 m · Butcher
Pioneerâs liquor store · 586 m · Beverages
Kin's farm market · 648 m · Supermarket

Healthcare (4 nearby)

Shoppers drug mart · 643 m · Healthcare
Pharmasave · 670 m · Healthcare
Freshco pharmacy · 673 m · Healthcare

Cafes (3 nearby)

Tim hortons · 504 m · Cafe
Suntea bakery · 626 m · Cafe
Coco fresh tea & juice · 692 m · Cafe

Transit (1 nearby)

Bus stop eastbound steveston hwy @ no. 3 rd · 989 m · Transit

Schools NearBy

33 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Hugh McRoberts Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	8.0 / 10	Distance 284 m
William Bridge Elementary School	Public	Grades Served K-7	Catchment Info —	8.1 / 10	Distance 558 m
James Whiteside Elementary School	Public	Grades Served K-7	Catchment Info —	7.2 / 10	Distance 678 m
Walter Lee Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	6.9 / 10	Distance 777 m
Maple Lane Elementary School	Public	Grades Served K-7	Catchment Info —	8.1 / 10	Distance 938 m
Errington Learning Centre	Public	Grades Served —	Catchment Info —	8.3 / 10	Distance 944 m
John T Errington Elementary School	Public	Grades Served K-7	Catchment Info —	8.3 / 10	Distance 997 m
Matthew McNair Secondary School	Public	Grades Served 8-12	Catchment Info —	6.3 / 10	Distance 1.15 KM
Garden City Elementary School	Public	Grades Served K-7	Catchment Info —	8.3 / 10	Distance 1.26 KM
Howard De Beck Elementary	Public	Grades Served —	Catchment Info —	7.7 / 10	Distance 1.30 KM
St.Paul School	Independent	Grades Served K-7	Catchment Info —	8.4 / 10	Distance 1.37 KM
Ark Elementary Montessori Reggio School	Independent	Grades Served —	Catchment Info —	0	Distance 1.37 KM
R C Palmer Secondary School	Public	Grades Served 8-12	Catchment Info —	7.6 / 10	Distance 1.43 KM
Steveston-London Secondary School	Public	Grades Served 8-12	Catchment Info —	8.1 / 10	Distance 1.48 KM
W D Ferris Elementary School	Public	Grades Served K-7	Catchment Info —	8.0 / 10	Distance 1.78 KM
General Currie Elementary School	Public	Grades Served K-7	Catchment Info —	6.5 / 10	Distance 1.93 KM
Thomas Kidd Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.01 KM
Blundell Elementary School	Public	Grades Served K-7	Catchment Info —	6.9 / 10	Distance 2.22 KM
Daniel Woodward Elementary School	Public	Grades Served K-7	Catchment Info —	6.9 / 10	Distance 2.36 KM
Richmond Secondary	Public	Grades Served —	Catchment Info —	8.1 / 10	Distance 2.40 KM
Jessie Wowk Elementary School	Public	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 2.50 KM
Kingswood Elementary School	Public	Grades Served K-7	Catchment Info —	6.1 / 10	Distance 2.53 KM
Continuing Ed SD 38	Public	Grades Served —	Catchment Info —	2.6 / 10	Distance 2.53 KM
James McKinney Elementary School	Public	Grades Served K-7	Catchment Info —	8.2 / 10	Distance 2.58 KM
des Navigateurs	Public	Grades Served —	Catchment Info —	7.3 / 10	Distance 2.67 KM
William Cook Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.70 KM
Henry Anderson Elementary School	Public	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.72 KM
A.R. MacNeill Secondary School	Public	Grades Served 8-12	Catchment Info —	6.9 / 10	Distance 2.79 KM
Richmond Christian School	Independent	Grades Served K-12	Catchment Info —	8.9 / 10	Distance 2.80 KM
Virtuelle	Public	Grades Served —	Catchment Info —	0	Distance 2.83 KM
Westwind Elementary School	Public	Grades Served K-7	Catchment Info —	7.4 / 10	Distance 2.86 KM
Maple Hill School	Independent	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.92 KM
Richmond Jewish Day School	Independent	Grades Served K-7	Catchment Info —	0	Distance 2.93 KM

Pre-computed routes from 2 8531 Willams Rd, Richmond, BC

2 8531 Willams Rd, Richmond, BC Brighouse 3.0 km

64 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Brighouse → Waterfront
64 min
Metrotown, Burnaby via Brighouse → Metrotown
82 min
SFU Burnaby via Brighouse → Production Way
89 min
Richmond Centre
39 min
YVR Airport via Brighouse → YVR-Airport
52 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
19 min
Metrotown, Burnaby via Lougheed Hwy
16 min
SFU Burnaby via Gaglardi Way
24 min
Richmond Centre via No. 3 Rd
4 min
YVR Airport via Bridgeport / Sea Island
8 min

Calculate your commute

2 8531 Willams Rd, Richmond, BC is ideally located for commuters. The property is 3.0 km from Brighouse, with a 64 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound Williams Rd @ Pigott Dr (0.14 km). Walk Score Transit rating: Some Transit (44/100).

Walkability & Transit Near 2 8531 Willams Road

Car-Dependent 61

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 44

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 62

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 2 8531 Willams Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $290

Maintenance fee 260.79

A 20% down payment of $213,600 on this $1,068,000 listing yields an estimated mortgage of $4,079/month (30-year fixed, 4%). Total estimated housing cost: $4,630/month, $290 property tax, $261 maintenance fee.

or Call 778-918-5990

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

Listing data last synced: Sep 18, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $3,105/month in estimated rental income against $4,676/month in mortgage payments, the monthly cashflow is -$1,571/month. A 51% 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 2 8531 Willams 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.