Home Richmond, BC South Arm 2 8680 Ryan Road

2 8680 Ryan Rd, Richmond BC - Half Duplex for Sale - MLS# R3034176

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Listing updated: Nov 15, 2025 at 12:27am

EstateBlock checked: Aug 30, 2026 at 12:45am

4 Beds

3 Baths

1878 sqft

921 $ /sqft

0 $ Maint. fee

2025 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Nov 15, 2025 at 12:27am

EstateBlock checked: Aug 30, 2026 at 12:45am

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Secondary
Hugh McRoberts Secondary School: 0.3 km
Elementary
William Bridge Elementary School: Average 0.42 km 6.5/10
Elementary
William Bridge Elementary School: 0.42 km

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

Private Schools

Elementary
Ark Elementary School: Average 1.1 km 4.3/10
Elementary, Secondary
Richmond Christian School: Above Average 2.61 km 9.3/10

Closest Transit

Bus Stop
Eastbound Williams Rd @ Garden City Rd: 0.38 km
Skytrain
Skytrain @ Brighouse Stn: 3.42 km

Crime Rate

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

Demographics

Post-Secondary Education: Average 32.9%
No Certificate/Degree: Below Average 12.3%
Owner Occupied: Below Average 50%
Employment Rate: Above Average 70.4%

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

54 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,729,000

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.42 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 SOUTH ARM compares

This property

100 DOM

Slower than area

South Arm avg

40 DOM

Average

Richmond avg

40 DOM

Faster market

2 8680 Ryan Road has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced in line with comparable active properties in South Arm. The local market is currently a Balanced Market with a sales-to-active ratio of 13.5% and an area average of 40 days on market — conditions are balanced. With only 414 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 2E9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V7A 2E9, 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 (~1.4 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 (11 nearby)

Rbc · 791 m · Bank
Pharmasave · 808 m · Pharmacy
Td · 817 m · Bank

Restaurants (8 nearby)

Kfc · 792 m · Fast Food
Pho khang · 795 m · Restaurant
Gami sushi · 801 m · Restaurant

Groceries (4 nearby)

Halal meat & bbq · 743 m · Butcher
Pioneerâs liquor store · 799 m · Beverages
Freshco · 827 m · Supermarket

Cafes (3 nearby)

Tim hortons · 786 m · Cafe
Coco fresh tea & juice · 832 m · Cafe
Suntea bakery · 836 m · Cafe

Healthcare (3 nearby)

Pharmasave · 808 m · Healthcare
Freshco pharmacy · 858 m · Healthcare
Shoppers drug mart · 883 m · Healthcare

Transit (1 nearby)

Bus stop southbound no. 4 rd @ williams rd · 997 m · Transit

Schools NearBy

27 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 300 m
William Bridge Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	8.1 / 10	Distance 420 m
James Whiteside Elementary School	Public	Grades Served K-7	Catchment Info —	7.2 / 10	Distance 549 m
Walter Lee Elementary School	Public	Grades Served K-7	Catchment Info —	6.9 / 10	Distance 959 m
Maple Lane Elementary School	Public	Grades Served K-7	Catchment Info —	8.1 / 10	Distance 1.02 KM
Ark Elementary Montessori Reggio School	Independent	Grades Served —	Catchment Info —	0	Distance 1.10 KM
Matthew McNair Secondary School	Public	Grades Served 8-12	Catchment Info —	6.3 / 10	Distance 1.12 KM
Errington Learning Centre	Public	Grades Served —	Catchment Info —	8.3 / 10	Distance 1.26 KM
John T Errington Elementary School	Public	Grades Served K-7	Catchment Info —	8.3 / 10	Distance 1.31 KM
Howard De Beck Elementary	Public	Grades Served —	Catchment Info —	7.7 / 10	Distance 1.58 KM
Steveston-London Secondary School	Public	Grades Served 8-12	Catchment Info —	8.1 / 10	Distance 1.64 KM
Garden City Elementary School	Public	Grades Served K-7	Catchment Info —	8.3 / 10	Distance 1.66 KM
Thomas Kidd Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.74 KM
St.Paul School	Independent	Grades Served K-7	Catchment Info —	8.4 / 10	Distance 1.81 KM
R C Palmer Secondary School	Public	Grades Served 8-12	Catchment Info —	7.6 / 10	Distance 1.87 KM
Daniel Woodward Elementary School	Public	Grades Served K-7	Catchment Info —	6.9 / 10	Distance 2.16 KM
W D Ferris Elementary School	Public	Grades Served K-7	Catchment Info —	8.0 / 10	Distance 2.23 KM
General Currie Elementary School	Public	Grades Served K-7	Catchment Info —	6.5 / 10	Distance 2.38 KM
Kingswood Elementary School	Public	Grades Served K-7	Catchment Info —	6.1 / 10	Distance 2.48 KM
Richmond Christian School	Independent	Grades Served K-12	Catchment Info —	8.9 / 10	Distance 2.61 KM
Blundell Elementary School	Public	Grades Served K-7	Catchment Info —	6.9 / 10	Distance 2.65 KM
James McKinney Elementary School	Public	Grades Served K-7	Catchment Info —	8.2 / 10	Distance 2.71 KM
Jessie Wowk Elementary School	Public	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 2.75 KM
Richmond Secondary	Public	Grades Served —	Catchment Info —	8.1 / 10	Distance 2.86 KM
Westwind Elementary School	Public	Grades Served K-7	Catchment Info —	7.4 / 10	Distance 2.87 KM
Richmond Jewish Day School	Independent	Grades Served K-7	Catchment Info —	0	Distance 2.91 KM
Continuing Ed SD 38	Public	Grades Served —	Catchment Info —	2.6 / 10	Distance 2.99 KM

Pre-computed routes from 2 8680 Ryan Rd, Richmond, BC

2 8680 Ryan Rd, Richmond, BC Brighouse 3.4 km

69 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Brighouse → Waterfront
69 min
Metrotown, Burnaby via Brighouse → Metrotown
87 min
SFU Burnaby via Brighouse → Production Way
94 min
Richmond Centre
44 min
YVR Airport via Brighouse → YVR-Airport
57 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
20 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
9 min

Calculate your commute

2 8680 Ryan Rd, Richmond, BC is ideally located for commuters. The property is 3.4 km from Brighouse, with a 69 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound Williams Rd @ Garden City Rd (0.38 km).

Mortgage Calculator for 2 8680 Ryan Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $470

Maintenance fee 0

A 20% down payment of $345,800 on this $1,729,000 listing yields an estimated mortgage of $6,604/month (30-year fixed, 4%). Total estimated housing cost: $7,074/month, $470 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.

Listing data last synced: Nov 15, 2025

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

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 $4,356/month in estimated rental income against $7,131/month in mortgage payments, the monthly cashflow is -$2,775/month. A 54% 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 8680 Ryan 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.