Home Richmond, BC West Cambie 9631 Patterson Road

9631 Patterson Rd, Richmond BC - Single Family Residence for Sale - MLS# R3123485

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Listing updated: Sep 4, 2026 at 01:26am

EstateBlock checked: Sep 6, 2026 at 02:45am

West Richmond

5 Beds

7 Baths

3396 sqft

706 $ /sqft

2020 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

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Listing updated: Sep 4, 2026 at 01:26am

EstateBlock checked: Sep 6, 2026 at 02:45am

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: Average 2.91 km 6.9/10
Elementary
R. C. Talmey Elementary School: Above Average 0.26 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 1.2 km 8.4/10
Secondary
City Vancouver Academy: Average 0.98 km 4.3/10

Closest Transit

Bus Stop
Eastbound Bridgeport Rd @ Gage Rd: 0.22 km
Skytrain
Skytrain @ Bridgeport Stn: 0.83 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

57 / 100

Overall sell-speed score

Moderate pace expected

A+

Price competition grade

Avg comparable: $3,013,144

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.83 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

113 DOM

Slower than area

West Cambie avg

42 DOM

Average

Richmond avg

42 DOM

Faster market

9631 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 25.6% 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 1P8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V6X 1P8, 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 (~2.5 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 (61 nearby)

Shanghai wonderful restaurant · 227 m · Restaurant
Happy hong kong restaurant · 248 m · Restaurant
Moxie's · 285 m · Restaurant

Shopping (27 nearby)

Golf town · 384 m · Sports Shop
Costco optical · 437 m · Optician
Routes · 442 m · Car Rental

Cafes (15 nearby)

Boson coffee · 514 m · Cafe
Fluffle cafe · 712 m · Cafe
Starbucks · 837 m · Cafe

Groceries (14 nearby)

7-eleven · 452 m · Convenience
Fujiya · 558 m · Convenience
Super g market · 720 m · Supermarket

Healthcare (2 nearby)

Costco pharmacy · 448 m · Healthcare
Mckim care pharmacy · 974 m · Healthcare

Transit (2 nearby)

Skytrain @ bridgeport stn station · 829 m · Transit
Bus stop westbound cambie rd @ sexsmith rd · 1000 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 261 m
Robert J. Tait Elementary School	Public	Grades Served K-7	Catchment Info —	7.7 / 10	Distance 743 m
Tomsett Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 954 m
City Vancouver Academy	Independent	Grades Served 10-12	Catchment Info —	4.3 / 10	Distance 981 m
Pythagoras Academy	Independent	Grades Served K-7	Catchment Info —	8.4 / 10	Distance 1.20 KM
Windsor Hall	Independent	Grades Served —	Catchment Info —	0	Distance 1.47 KM
Canada Star Secondary School	Independent	Grades Served 11-12	Catchment Info —	7.9 / 10	Distance 1.51 KM
Royal Canadian College	Independent	Grades Served 9-12	Catchment Info —	5.6 / 10	Distance 1.89 KM
St. Anthony of Padua	Independent	Grades Served K-7	Catchment Info —	9.4 / 10	Distance 2.07 KM
Mitchell Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 2.10 KM
Station Stretch	Public	Grades Served 4, 8-12	Catchment Info —	4.2 / 10	Distance 2.27 KM
des Colibris	Public	Grades Served —	Catchment Info —	9.9 / 10	Distance 2.31 KM
Kathleen McNeely Elementary School	Public	Grades Served K-7	Catchment Info —	7.5 / 10	Distance 2.57 KM
David Lloyd George Elementary School	Public	Grades Served K-7	Catchment Info —	6.5 / 10	Distance 2.58 KM
Vancouver Montessori School	Independent	Grades Served K	Catchment Info —	9.6 / 10	Distance 2.73 KM
Cambie Secondary	Public	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.79 KM
Maple Hill School	Independent	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.82 KM
Henry Anderson Elementary School	Public	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.86 KM
William Cook Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.87 KM
Virtuelle	Public	Grades Served —	Catchment Info —	0	Distance 2.88 KM
A.R. MacNeill Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	6.9 / 10	Distance 2.91 KM

Pre-computed routes from 9631 Patterson Rd, Richmond, BC

9631 Patterson Rd, Richmond, BC Bridgeport 0.8 km

32 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Bridgeport → Waterfront
32 min
Metrotown, Burnaby via Bridgeport → Metrotown
50 min
SFU Burnaby via Bridgeport → Production Way
57 min
Richmond Centre via Bridgeport → Brighouse
19 min
YVR Airport via Bridgeport → YVR-Airport
20 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
19 min
Richmond Centre via No. 3 Rd
3 min
YVR Airport via Bridgeport / Sea Island
5 min

Calculate your commute

9631 Patterson Rd, Richmond, BC is ideally located for commuters. The property is 0.8 km from Bridgeport, with a 32 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 9631 Patterson Road

Car-Dependent 50

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 61

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 9631 Patterson Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $705

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($479,800), the estimated monthly payment for this listing is $9,868/month — $9,163 principal & interest, $705 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: Sep 4, 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 $6,951/month, this property runs a $3,132/month shortfall after mortgage and carrying costs. Break-even requires approximately 48% down.

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

Estateblock Rent Estimate for 9631 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.