Home Richmond, BC West Cambie 9400 Patterson Road

9400 Patterson Rd, Richmond BC - Single Family Residence for Sale - MLS# R3141110

51 days on the market

$1,388,000

Est. Mortgage $6,140/mo

Listing updated: Jul 16, 2026 at 09:08am

EstateBlock checked: Aug 19, 2026 at 10:30am

3 Beds

2 Baths

2593 sqft

535 $ /sqft

1940 built

51 days on the market

$1,388,000

Est. $6,140/mo with 20% down

Listing updated: Jul 16, 2026 at 09:08am

EstateBlock checked: Aug 19, 2026 at 10:30am

Photos

Exterior Front Photo of 9400 Patterson Road, Richmond, BC

Exterior Rear Photo of 9400 Patterson Road, Richmond, BC

Living Room Photo of 9400 Patterson Road, Richmond, BC

Family Room Photo of 9400 Patterson Road, Richmond, BC

Dining Area Photo of 9400 Patterson Road, Richmond, BC

Kitchen Photo of 9400 Patterson Road, Richmond, BC

Kitchen Island Photo of 9400 Patterson Road, Richmond, BC

Pantry Photo of 9400 Patterson Road, Richmond, BC

Breakfast Nook Photo of 9400 Patterson Road, Richmond, BC

Primary Bedroom Photo of 9400 Patterson Road, Richmond, BC

A rare opportunity in one of Richmond's most convenient neighbourhoods. This charming 1940s original sits on a generous 64 x 119 ft lot on a quiet, established street where many neighbours have proudly called home for over 50 years. Full of character and endless potential, this well-loved home features 4 bedrooms, 2 bathrooms, a unique loft, an oversized deck. Just 7 minutes to Vancouver with quick access to Highways 99 & 91, Costco, Aberdeen Centre, Lansdowne Centre, the Canada Line, YVR, parks, schools, and Richmond's best dining. Renovate, restore, or build in one of Richmond's best-kept neighbourhoods.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Full, Unfinished
Appliances Included	Washer
Fireplace	0
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Flooring	Hardwood
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,388,000
Total Bedrooms	3
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	2593
Year Built	1940
Age Of Building	86
Building Type	Single Family Residence
Property Type	Residential
Stories	3
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Tandem
Total Parking Spaces	2

Lot & Land

Lot Size	7679
Lot Size Depth	Feet
Lot Size Frontage	63.9
MLS^® #	R3141110
Area	Richmond
Neighbourhood	West Cambie
City	Richmond
Postal Code	V6X 1R1
Gross Taxes	$5,743
Zoning	RS1/E

Property Timeline

Status	Date	Price
R3141110 / Active	06-29-2026	$1,388,000

Rooms

Floor	Type	Dimensions
Above Level	Bedroom	19'6' x 19'6' ft

Bathrooms

Floor	Ensuite	Pieces
Below	No	#3
Above Level	No	#4

Listed by: Real Broker

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 2.89 km 6.9/10
Elementary
R. C. Talmey Elementary School: Above Average 0.28 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 1.05 km 8.4/10
Secondary
City Vancouver Academy: Average 0.83 km 4.3/10

Closest Transit

Bus Stop
Eastbound Bridgeport Rd @ Gage Rd: 0.23 km
Skytrain
Skytrain @ Bridgeport Stn: 0.75 km

Crime Rate

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

Demographics

Post-Secondary Education: Average 31.6%
No Certificate/Degree: Average 15.2%
Owner Occupied: Average 68.1%
Employment Rate: Above Average 66.6%

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

42 / 100

Overall sell-speed score

May take longer

—

Price competition grade

No comparable data

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.75 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

51 DOM

Average

West Cambie avg

42 DOM

Average

Richmond avg

42 DOM

Faster market

9400 Patterson Road has a sell-speed score of 42/100, placing it in the "May take longer than the area average to sell" band. The listing is has limited comparable pricing data available. 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 could take longer than the area average to sell.

Climate Risk for V6X 1R1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V6X 1R1, 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 (~2.3 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 (87 nearby)

Happy hong kong restaurant · 192 m · Restaurant
Shanghai wonderful restaurant · 205 m · Restaurant
Costco food court · 329 m · Fast Food

Shopping (38 nearby)

Costco optical · 372 m · Optician
Costco pharmacy · 387 m · Pharmacy
Routes · 425 m · Car Rental

Cafes (21 nearby)

Boson coffee · 449 m · Cafe
Starbucks · 641 m · Cafe
Chayan · 710 m · Cafe

Groceries (19 nearby)

7-eleven · 292 m · Convenience
Jak's liquor · 587 m · Beverages
2000 supermarket · 683 m · Supermarket

Healthcare (3 nearby)

Costco pharmacy · 387 m · Healthcare
Mckim care pharmacy · 818 m · Healthcare
Cap pharmacy · 924 m · Healthcare

Transit (2 nearby)

Skytrain @ bridgeport stn station · 748 m · Transit
Bus stop eastbound bridgeport rd @ mclennan ave · 990 m · Transit

Schools NearBy

21 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 280 m
City Vancouver Academy	Independent	Grades Served 10-12	Catchment Info —	4.3 / 10	Distance 833 m
Robert J. Tait Elementary School	Public	Grades Served K-7	Catchment Info —	7.7 / 10	Distance 921 m
Tomsett Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 955 m
Pythagoras Academy	Independent	Grades Served K-7	Catchment Info —	8.4 / 10	Distance 1.05 KM
Windsor Hall	Independent	Grades Served —	Catchment Info —	0	Distance 1.65 KM
Canada Star Secondary School	Independent	Grades Served 11-12	Catchment Info —	7.9 / 10	Distance 1.69 KM
Royal Canadian College	Independent	Grades Served 9-12	Catchment Info —	5.6 / 10	Distance 1.94 KM
St. Anthony of Padua	Independent	Grades Served K-7	Catchment Info —	9.4 / 10	Distance 1.98 KM
Station Stretch	Public	Grades Served 4, 8-12	Catchment Info —	4.2 / 10	Distance 2.09 KM
Mitchell Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 2.29 KM
des Colibris	Public	Grades Served —	Catchment Info —	9.9 / 10	Distance 2.36 KM
David Lloyd George Elementary School	Public	Grades Served K-7	Catchment Info —	6.5 / 10	Distance 2.52 KM
Vancouver Montessori School	Independent	Grades Served K	Catchment Info —	9.6 / 10	Distance 2.63 KM
Maple Hill School	Independent	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.69 KM
Kathleen McNeely Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 2.75 KM
Virtuelle	Public	Grades Served —	Catchment Info —	0	Distance 2.76 KM
William Cook Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.77 KM
Henry Anderson Elementary School	Public	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.81 KM
A.R. MacNeill Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	6.9 / 10	Distance 2.89 KM
Cambie Secondary	Public	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.97 KM

Pre-computed routes from 9400 Patterson Rd, Richmond, BC

9400 Patterson Rd, Richmond, BC Bridgeport 0.7 km

31 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Bridgeport → Waterfront
31 min
Metrotown, Burnaby via Bridgeport → Metrotown
49 min
SFU Burnaby via Bridgeport → Production Way
56 min
Richmond Centre via Bridgeport → Brighouse
18 min
YVR Airport via Bridgeport → YVR-Airport
19 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
13 min
Metrotown, Burnaby via Lougheed Hwy
11 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

9400 Patterson Rd, Richmond, BC is ideally located for commuters. The property is 0.7 km from Bridgeport, with a 31 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound Bridgeport Rd @ Gage Rd (0.23 km). Walk Score Transit rating: Excellent Transit (73/100).

Walkability & Transit Near 9400 Patterson Road

Car-Dependent 70

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 73

Transit Score - Excellent Transit

Transit is convenient for most trips

Somewhat
Bikeable 73

Bike Score - Very Bikeable

Biking is convenient for most trips

Mortgage Calculator for 9400 Patterson Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $479

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($277,600), the estimated monthly payment for this listing is $5,780/month — $5,301 principal & interest, $479 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: Jul 16, 2026

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

At an estimated rental income of $4,035/month, this property runs a $1,922/month shortfall after mortgage and carrying costs. Break-even requires approximately 50% down.

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

Estateblock Rent Estimate for 9400 Patterson 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.