Home Richmond, BC West Cambie 9420 Patterson Road

9420 Patterson Rd, Richmond BC - Single Family Residence for Sale - MLS# R2862785

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Listing updated: Jul 1, 2025 at 11:05am

EstateBlock checked: Sep 10, 2026 at 03:45am

5 Beds

3 Baths

2783 sqft

610 $ /sqft

1968 built

Closed

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This property sold for

$●●●,●●●

Listing updated: Jul 1, 2025 at 11:05am

EstateBlock checked: Sep 10, 2026 at 03:45am

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
A.R. MacNeill Secondary School: 2.88 km
Elementary
R. C. Talmey Elementary School: Average 0.26 km 5.2/10
Elementary
R. C. Talmey Elementary School: 0.26 km

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

Private Schools

Elementary
Pythagoras Academy: 1.06 km
Secondary
City Vancouver Academy: 0.84 km

Closest Transit

Bus Stop
Eastbound Bridgeport Rd @ Gage Rd: 0.23 km
Skytrain
Skytrain @ Bridgeport Stn: 0.76 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

38 / 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 — 0.76 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

85 DOM

Slower than area

West Cambie avg

44 DOM

Average

Richmond avg

44 DOM

Faster market

9420 Patterson Road has a sell-speed score of 38/100, 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 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 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 (~2.4 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 (86 nearby)

Happy hong kong restaurant · 193 m · Restaurant
Shanghai wonderful restaurant · 203 m · Restaurant
Costco food court · 338 m · Fast Food

Shopping (38 nearby)

Costco optical · 379 m · Optician
Costco pharmacy · 394 m · Pharmacy
Routes · 428 m · Car Rental

Cafes (21 nearby)

Boson coffee · 457 m · Cafe
Starbucks · 663 m · Cafe
Chayan · 730 m · Cafe

Groceries (19 nearby)

7-eleven · 310 m · Convenience
Jak's liquor · 608 m · Beverages
2000 supermarket · 703 m · Supermarket

Healthcare (3 nearby)

Costco pharmacy · 394 m · Healthcare
Mckim care pharmacy · 828 m · Healthcare
Cap pharmacy · 946 m · Healthcare

Transit (2 nearby)

Skytrain @ bridgeport stn station · 759 m · Transit
Bus stop southbound no. 3 rd @ capstan way · 987 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 265 m
City Vancouver Academy	Independent	Grades Served 10-12	Catchment Info —	4.3 / 10	Distance 842 m
Robert J. Tait Elementary School	Public	Grades Served K-7	Catchment Info —	7.7 / 10	Distance 906 m
Tomsett Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 947 m
Pythagoras Academy	Independent	Grades Served K-7	Catchment Info —	8.4 / 10	Distance 1.06 KM
Windsor Hall	Independent	Grades Served —	Catchment Info —	0	Distance 1.63 KM
Canada Star Secondary School	Independent	Grades Served 11-12	Catchment Info —	7.9 / 10	Distance 1.67 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 2.00 KM
Station Stretch	Public	Grades Served 4, 8-12	Catchment Info —	4.2 / 10	Distance 2.10 KM
Mitchell Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 2.27 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 2.53 KM
Vancouver Montessori School	Independent	Grades Served K	Catchment Info —	9.6 / 10	Distance 2.65 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 2.73 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 2.88 KM
Cambie Secondary	Public	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.95 KM

Pre-computed routes from 9420 Patterson Rd, Richmond, BC

9420 Patterson Rd, Richmond, BC Bridgeport 0.8 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

9420 Patterson Rd, Richmond, BC is ideally located for commuters. The property is 0.8 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).

Mortgage Calculator for 9420 Patterson Road

Home Price

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Principal & Interest

Property Taxes $439

Maintenance fee 0

Financing 80% of the $1,699,000 asking price over 30 years at 4% results in approximately $6,928/month in total estimated carrying costs, $439 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 1, 2025

Investment Cashflow Calculator

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Break Even Down Payment 0%

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Cash on Cash

This listing generates an estimated $5,420/month in rental income, leaving a -$1,684/month cashflow at current carrying costs. Investors targeting break-even would need roughly 41% down.

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

Estateblock Rent Estimate for 9420 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.