Home Richmond, BC West Cambie Concord Gardens 520 8988 Patterson Road

520 8988 Patterson Rd, Richmond BC - Apartment/Condo for Sale - MLS# R3172589

5 days on the market

$849,000

Est. Mortgage $3,756/mo

Listing updated: Oct 5, 2026 at 03:02pm

EstateBlock checked: Oct 5, 2026 at 06:45pm

3 Beds

2 Baths

1073 sqft

791 $ /sqft

809.07 $ Maint. fee

2018 built

NEW

5 days on the market

$849,000

Est. $3,756/mo with 20% down

Listing updated: Oct 5, 2026 at 03:02pm

EstateBlock checked: Oct 5, 2026 at 06:45pm

Photos

Exterior Front Photo of 520 8988 Patterson Road, Richmond, BC

Exterior Rear Photo of 520 8988 Patterson Road, Richmond, BC

Living Room Photo of 520 8988 Patterson Road, Richmond, BC

Family Room Photo of 520 8988 Patterson Road, Richmond, BC

Dining Area Photo of 520 8988 Patterson Road, Richmond, BC

Kitchen Photo of 520 8988 Patterson Road, Richmond, BC

Kitchen Island Photo of 520 8988 Patterson Road, Richmond, BC

Pantry Photo of 520 8988 Patterson Road, Richmond, BC

Breakfast Nook Photo of 520 8988 Patterson Road, Richmond, BC

Primary Bedroom Photo of 520 8988 Patterson Road, Richmond, BC

Primary Bathroom Photo of 520 8988 Patterson Road, Richmond, BC

Walk-In Closet Photo of 520 8988 Patterson Road, Richmond, BC

Bedroom 2 Photo of 520 8988 Patterson Road, Richmond, BC

Bedroom 3 Photo of 520 8988 Patterson Road, Richmond, BC

Bedroom 4 Photo of 520 8988 Patterson Road, Richmond, BC

Guest Bathroom Photo of 520 8988 Patterson Road, Richmond, BC

Powder Room Photo of 520 8988 Patterson Road, Richmond, BC

Office / Den Photo of 520 8988 Patterson Road, Richmond, BC

Loft / Bonus Room Photo of 520 8988 Patterson Road, Richmond, BC

Basement Recreation Room Photo of 520 8988 Patterson Road, Richmond, BC

Laundry Room Photo of 520 8988 Patterson Road, Richmond, BC

Mudroom Photo of 520 8988 Patterson Road, Richmond, BC

Entry Foyer Photo of 520 8988 Patterson Road, Richmond, BC

Hallway Photo of 520 8988 Patterson Road, Richmond, BC

Luxury Concord Gardens Phase II, large 3 bdrm unit. Total 1,073 sqft. South-west facing with beautiful inner garden view. Featuring air conditioning, expansive windows, blackout window covering in all rooms, marble tile floor in baths/kitchen, gas cook-top, large format porcelain tile backsplash, smart kitchen design. World Class amenities with a very reasonable maintenance fee. Easy access to indoor pool, sauna, bowling, gym, golf simulator, basketball, badminton, theatre, grand ballroom, dining room and many more amenities! Close to shopping and Sky train station.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Heating Type	Heat Pump
Cooling	Central Air, Air Conditioning
# of Kitchens	1
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden, Playground, Balcony, Private Yard
Roof	Other
Structures	Multi Family, Residential Attached

Building Details

Price	$849,000
Total Bedrooms	3
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1073
Year Built	2018
Age Of Building	8
Building Type	Apartment/Condo
Property Type	Residential
Stories	1
Building Amenities	Clubhouse, Exercise Centre, Caretaker, Trash, Maintenance Grounds, Gas, Heat, Hot Water, Management, Recreation Facilities, Snow Removal
Ownership Type	Freehold Strata
Maintenance Fee	$809.07
Community Features	Shopping Nearby
Amenities Nearby	Clubhouse, Exercise Centre, Caretaker, Trash, Maintenance Grounds, Gas, Heat, Hot Water, Management, Recreation Facilities, Snow Removal
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Underground, Garage Door Opener
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Yes With Restrictions

Lot & Land

MLS^® #	R3172589
Area	Richmond
Neighbourhood	West Cambie
City	Richmond
Postal Code	V6X 0R2
Gross Taxes	$2,685.58
Zoning	APT

Property Timeline

Status	Date	Price
R3172589 / Active	10-01-2026	$849,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	14'0 x 14'0 ft
Main Level	Dining Room	14'0 x 14'0 ft
Main Level	Kitchen	9'0 x 9'0 ft
Main Level	Primary Bedroom	14'0 x 14'0 ft
Main Level	Bedroom	12'0 x 12'0 ft
Main Level	Bedroom	11'0 x 11'0 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#3
Main Level	No	#4

Listed by: RE/MAX Crest Realty

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
A.R. MacNeill Secondary School: Average 3 km 6.9/10
Elementary
R. C. Talmey Elementary School: Above Average 0.62 km 7.3/10

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

Private Schools

Elementary
Pythagoras Academy: Above Average 0.96 km 8.4/10
Secondary
City Vancouver Academy: Average 0.78 km 4.3/10

Closest Transit

Bus Stop
Eastbound Bridgeport Rd @ Sexsmith Rd: 0.2 km
Skytrain
Skytrain @ Bridgeport Stn: 0.63 km

Crime Rate

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

Demographics

Post-Secondary Education: Above Average 33.8%
No Certificate/Degree: Average 12.9%
Owner Occupied: Below Average 54.8%
Employment Rate: Below Average 52.2%

Noise/ Power Lines

Road/Hwy Noise: Possible
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Possible
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

57 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $886,356

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.63 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Possible — near airport

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WEST CAMBIE compares

This property

5 DOM

Very fast

West Cambie avg

52 DOM

Average

Richmond avg

52 DOM

Slower market

520 8988 Patterson Road has a sell-speed score of 57/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 4.4% below comparable active properties in West Cambie, which is a strong competitive signal. The local market is currently a Balanced Market with a sales-to-active ratio of 12.1% and an area average of 52 days on market — conditions are balanced. With only 919 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 V6X 0R2

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V6X 0R2, 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 4.1 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Vancouver International Airport #2, Richmond (~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

Restaurants (91 nearby)

Burger king · 217 m · Fast Food
Subway · 243 m · Fast Food
Kfc · 251 m · Fast Food

Shopping (39 nearby)

Unicorn kids boutique · 396 m · Clothes
At hair studio · 401 m · Hairdresser
Jj fantasy world · 413 m · Beauty Shop

Groceries (20 nearby)

7-eleven · 234 m · Convenience
Jak's liquor · 234 m · Beverages
Janice cake shop · 389 m · Bakery

Cafes (20 nearby)

Starbucks · 265 m · Cafe
Chayan · 392 m · Cafe
Trees organic coffee · 408 m · Cafe

Healthcare (3 nearby)

Costco pharmacy · 450 m · Healthcare
Cap pharmacy · 541 m · Healthcare
Mckim care pharmacy · 746 m · Healthcare

Transit (3 nearby)

Skytrain @ bridgeport stn station · 631 m · Transit
Bus stop southbound garden city rd @ odlin rd · 986 m · Transit
Skytrain @ aberdeen stn station · 997 m · Transit

Schools NearBy

19 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
R. C. Talmey Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	7.3 / 10	Distance 621 m
City Vancouver Academy	Independent	Grades Served 10-12	Catchment Info —	4.3 / 10	Distance 780 m
Pythagoras Academy	Independent	Grades Served K-7	Catchment Info —	8.4 / 10	Distance 961 m
Tomsett Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 1.17 KM
Robert J. Tait Elementary School	Public	Grades Served K-7	Catchment Info —	7.7 / 10	Distance 1.22 KM
St. Anthony of Padua	Independent	Grades Served K-7	Catchment Info —	9.4 / 10	Distance 1.76 KM
Station Stretch	Public	Grades Served 4, 8-12	Catchment Info —	4.2 / 10	Distance 1.87 KM
Royal Canadian College	Independent	Grades Served 9-12	Catchment Info —	5.6 / 10	Distance 1.99 KM
Windsor Hall	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.03 KM
Canada Star Secondary School	Independent	Grades Served 11-12	Catchment Info —	7.9 / 10	Distance 2.08 KM
David Lloyd George Elementary School	Public	Grades Served K-7	Catchment Info —	6.5 / 10	Distance 2.35 KM
Vancouver Montessori School	Independent	Grades Served K	Catchment Info —	9.6 / 10	Distance 2.37 KM
des Colibris	Public	Grades Served —	Catchment Info —	9.9 / 10	Distance 2.38 KM
Maple Hill School	Independent	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.60 KM
Virtuelle	Public	Grades Served —	Catchment Info —	N/A	Distance 2.67 KM
Mitchell Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 2.68 KM
William Cook Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.75 KM
Henry Anderson Elementary School	Public	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.88 KM
A.R. MacNeill Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	6.9 / 10	Distance 3.00 KM

Pre-computed routes from 520 8988 Patterson Rd, Richmond, BC

520 8988 Patterson Rd, Richmond, BC Bridgeport 0.6 km

30 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Bridgeport → Waterfront
30 min
Metrotown, Burnaby via Bridgeport → Metrotown
48 min
SFU Burnaby via Bridgeport → Production Way
55 min
Richmond Centre via Bridgeport → Brighouse
17 min
YVR Airport via Bridgeport → YVR-Airport
18 min

By car (off-peak)

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

Calculate your commute

520 8988 Patterson Rd, Richmond, BC is ideally located for commuters. The property is 0.6 km from Bridgeport, with a 30 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound Bridgeport Rd @ Sexsmith Rd (0.2 km). Walk Score Transit rating: Excellent Transit (74/100).

Walkability & Transit Near 520 8988 Patterson Road

Car-Dependent 81

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 74

Transit Score - Excellent Transit

Transit is convenient for most trips

Somewhat
Bikeable 77

Bike Score - Very Bikeable

Biking is convenient for most trips

Mortgage Calculator for 520 8988 Patterson Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $224

Maintenance fee 809.07

Based on a 30-year fixed at 4% interest with 20% down ($169,800), the estimated monthly payment for this listing is $4,276/month — $3,243 principal & interest, $224 property tax, $809 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: Oct 5, 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

At an estimated rental income of $2,961/month, this property runs a $1,368/month shortfall after mortgage and carrying costs. Break-even requires approximately 54% down.

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

Estateblock Rent Estimate for 520 8988 Patterson Road, Richmond

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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.