Home Richmond, BC West Cambie 9480 Patterson Road

9480 Patterson Rd, Richmond BC - Single Family Residence for Sale - MLS# R3124384

114 days on the market

$3,798,000

Est. Mortgage $16,802/mo

Listing updated: Jul 16, 2026 at 09:04am

EstateBlock checked: Sep 6, 2026 at 03:10am

5 Beds

6 Baths

4811 sqft

789 $ /sqft

2025 built

114 days on the market

$3,798,000

Est. $16,802/mo with 20% down

Listing updated: Jul 16, 2026 at 09:04am

EstateBlock checked: Sep 6, 2026 at 03:10am

Photo

A distinguished custom-built residence set on a rare 11,484 sf lot, offering timeless architecture & refined traditional elegance. Spanning 4811 sf, this luxurious home features 5 BR, 6 baths, a private media room, spacious games room + a legal suite for added flexibility/ mortgage-helper. Thoughtfully crafted w/ solid wood cabinetry, detailed millwork, elegant mouldings & crystal chandeliers, the home exudes warmth+sophistication throughout. A private golf simulator adds a unique lifestyle element rarely found. Premium features incl. radiant in-floor heating, HRV, A/C & a high-end security camera system. Ideally located near restaurants, Costco, Foody World, supermarkets, and everyday conveniences. Includes 2-5-10 New Home Warranty and EnerGuide certification.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Interior Features	Central Vacuum
Heating Type	Natural Gas, Radiant
Cooling	Air Conditioning
Laundry	In Unit
# of Kitchens	5
Flooring	Hardwood, Tile
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony, Private Yard
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$3,798,000
Total Bedrooms	5
Total Bathrooms	6
Full Bathrooms	6
Half Bathrooms	0
Floor Area Total (sqft)	4811
Year Built	2025
Age Of Building	1
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Front Access
Total Parking Spaces	3
Rental Suites	None

Lot & Land

Lot Size	11484
Lot Size Depth	Feet
Lot Size Frontage	70
MLS^® #	R3124384
Area	Richmond
Neighbourhood	West Cambie
City	Richmond
Postal Code	V6X 1R1
Gross Taxes	$6,690.86
Zoning	RS1/E

Rooms

Floor	Type	Dimensions
Main Level	Living Room	23'2 x 23'2 ft
Main Level	Family Room	16'5 x 16'5 ft
Main Level	Kitchen	13'7 x 13'7 ft
Main Level	Wok Kitchen	13'7 x 13'7 ft
Main Level	Games Room	14'8 x 14'8 ft
Main Level	Kitchen	8'5 x 8'5 ft
Main Level	Kitchen	20'8 x 20'8 ft
Main Level	Living Room	13'7 x 13'7 ft
Main Level	Dining Room	6'11 x 6'11 ft
Main Level	Kitchen	9'9 x 9'9 ft
Above Level	Primary Bedroom	15'11 x 15'11 ft
Above Level	Walk-In Closet	10'1 x 10'1 ft
Above Level	Bedroom	20'20 x 20'20 ft
Above Level	Bedroom	14'7 x 14'7 ft
Above Level	Bedroom	16'4 x 16'4 ft
Above Level	Bedroom	11'3 x 11'3 ft
Above Level	Walk-In Closet	10'3 x 10'3 ft
Above Level	Laundry	11'4 x 11'4 ft
Above Level	Media Room	13'0 x 13'0 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Above Level	Yes	#5
Above Level	Yes	#3
Above Level	No	#3
Above Level	No	#3

Listed by: RE/MAX Westcoast

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 2.87 km 6.9/10
Elementary
R. C. Talmey Elementary School: Above Average 0.24 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 1.08 km 8.4/10
Secondary
City Vancouver Academy: Average 0.86 km 4.3/10

Closest Transit

Bus Stop
Eastbound Bridgeport Rd @ Gage Rd: 0.22 km
Skytrain
Skytrain @ Bridgeport Stn: 0.78 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

48 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $4,200,588

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.78 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

114 DOM

Slower than area

West Cambie avg

42 DOM

Average

Richmond avg

42 DOM

Faster market

9480 Patterson Road has a sell-speed score of 48/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 10.6% below comparable active properties in West Cambie, which is a strong competitive signal. 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 may take several weeks to attract serious offers.

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 · 204 m · Restaurant
Shanghai wonderful restaurant · 206 m · Restaurant
Costco food court · 359 m · Fast Food

Shopping (38 nearby)

Costco optical · 398 m · Optician
Costco pharmacy · 412 m · Pharmacy
Routes · 437 m · Car Rental

Cafes (21 nearby)

Boson coffee · 477 m · Cafe
Starbucks · 707 m · Cafe
Fluffle cafe · 725 m · Cafe

Groceries (19 nearby)

7-eleven · 347 m · Convenience
Jak's liquor · 651 m · Beverages
Fujiya · 708 m · Convenience

Healthcare (3 nearby)

Costco pharmacy · 412 m · Healthcare
Mckim care pharmacy · 849 m · Healthcare
Cap pharmacy · 990 m · Healthcare

Transit (2 nearby)

Skytrain @ bridgeport stn station · 784 m · Transit
Bus stop northbound no. 4 rd @ odlin rd · 976 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 238 m
City Vancouver Academy	Independent	Grades Served 10-12	Catchment Info —	4.3 / 10	Distance 862 m
Robert J. Tait Elementary School	Public	Grades Served K-7	Catchment Info —	7.7 / 10	Distance 875 m
Tomsett Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 932 m
Pythagoras Academy	Independent	Grades Served K-7	Catchment Info —	8.4 / 10	Distance 1.08 KM
Windsor Hall	Independent	Grades Served —	Catchment Info —	0	Distance 1.59 KM
Canada Star Secondary School	Independent	Grades Served 11-12	Catchment Info —	7.9 / 10	Distance 1.63 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 2.03 KM
Station Stretch	Public	Grades Served 4, 8-12	Catchment Info —	4.2 / 10	Distance 2.13 KM
Mitchell Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 2.22 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 2.55 KM
Vancouver Montessori School	Independent	Grades Served K	Catchment Info —	9.6 / 10	Distance 2.68 KM
Kathleen McNeely Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 2.68 KM
Maple Hill School	Independent	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.71 KM
Virtuelle	Public	Grades Served —	Catchment Info —	0	Distance 2.78 KM
William Cook Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.78 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 2.87 KM
Cambie Secondary	Public	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.91 KM

Pre-computed routes from 9480 Patterson Rd, Richmond, BC

9480 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

9480 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 (0.22 km). Walk Score Transit rating: Excellent Transit (73/100).

Walkability & Transit Near 9480 Patterson Road

Car-Dependent 62

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 73

Transit Score - Excellent Transit

Transit is convenient for most trips

Somewhat
Bikeable 68

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 9480 Patterson Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $558

Maintenance fee 0

Financing 80% of the $3,798,000 asking price over 30 years at 4% results in approximately $15,064/month in total estimated carrying costs, $558 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

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Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $11,885/month in rental income, leaving a -$3,456/month cashflow at current carrying costs. Investors targeting break-even would need roughly 40% down.

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

Estateblock Rent Estimate for 9480 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.