Home Surrey, BC Royal Heights 11342 River Road

11342 River Rd, Surrey BC V3V 2V6 – House for Sale – MLS® R3180684

11342 River Road, Surrey, British Columbia V3V 2V6

Surrey Houses for Sale

Today on the market

$1,888,000

Est. Mortgage $8,352/mo

Listing updated: Nov 3, 2026 at 08:37am

EstateBlock checked: Nov 3, 2026 at 09:10am

10 Beds

9 Baths

5288 sqft

357 $ /sqft

2024 built

NEW

Photos

Exterior photo of 11342 River Rd, Surrey, BC – MLS® R3180684

Exterior Rear Photo of 11342 River Road, Surrey, BC

Living Room Photo of 11342 River Road, Surrey, BC

Family Room Photo of 11342 River Road, Surrey, BC

Dining Area Photo of 11342 River Road, Surrey, BC

Kitchen Photo of 11342 River Road, Surrey, BC

Kitchen Island Photo of 11342 River Road, Surrey, BC

Pantry Photo of 11342 River Road, Surrey, BC

Breakfast Nook Photo of 11342 River Road, Surrey, BC

Primary Bedroom Photo of 11342 River Road, Surrey, BC

Primary Bathroom Photo of 11342 River Road, Surrey, BC

Walk-In Closet Photo of 11342 River Road, Surrey, BC

Bedroom 2 Photo of 11342 River Road, Surrey, BC

Bedroom 3 Photo of 11342 River Road, Surrey, BC

Bedroom 4 Photo of 11342 River Road, Surrey, BC

Guest Bathroom Photo of 11342 River Road, Surrey, BC

Powder Room Photo of 11342 River Road, Surrey, BC

Office / Den Photo of 11342 River Road, Surrey, BC

Loft / Bonus Room Photo of 11342 River Road, Surrey, BC

Basement Recreation Room Photo of 11342 River Road, Surrey, BC

Laundry Room Photo of 11342 River Road, Surrey, BC

Mudroom Photo of 11342 River Road, Surrey, BC

Entry Foyer Photo of 11342 River Road, Surrey, BC

Hallway Photo of 11342 River Road, Surrey, BC

Staircase Photo of 11342 River Road, Surrey, BC

Garage Interior Photo of 11342 River Road, Surrey, BC

Outdoor Patio Photo of 11342 River Road, Surrey, BC

Outdoor Deck Photo of 11342 River Road, Surrey, BC

Backyard Photo of 11342 River Road, Surrey, BC

Front Yard Photo of 11342 River Road, Surrey, BC

Garden / Landscaping Photo of 11342 River Road, Surrey, BC

Swimming Pool Photo of 11342 River Road, Surrey, BC

Like Brand New, Luxury & CUSTOM BUILT, 10 BED 9 BATH, 5288 sqft living space, 3 Storey Beautiful Home! Main floor features Spacious & Inviting living room with huge windows to Enjoy the River & Mountain View, Contemporary Kitchen w/ Elegant Cabinetry & Large Island and Spice Kitchen. RADIANT HEAT & AIR CONDITIONING. Upstairs, 4 Large ENSUITE Bedrooms include Primary w/ 5 piece Luxury Ensuite. Downstairs features 3 RENTAL SUITES **(2+2+1)** Great for MORTGAGE HELPER! Basement also has a Guest bedroom for convenience. Amazing MOUNTAIN, RIVER & CITY VEIWS. Central location with easy access to Both Bridges, the Highway and SkyTrain. Book your private showing today!

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Central Vacuum
Fireplace	1
Heating Type	Radiant
Cooling	Central Air, Air Conditioning
# of Kitchens	5
Flooring	Laminate, Mixed, Tile
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony, Private Yard
View Description	RIVER & MOUNTAINS
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,888,000
Total Bedrooms	10
Total Bathrooms	9
Full Bathrooms	8
Half Bathrooms	1
Floor Area Total (sqft)	5288
Year Built	2024
Age Of Building	2
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, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Double
Total Parking Spaces	8
Rental Suites	Licensed Suite

Lot & Land

Lot Size	6095
Lot Size Depth	Feet
Lot Size Frontage	36.09
MLS^® #	R3180684
Area	North Surrey
Neighbourhood	Royal Heights
City	Surrey
Postal Code	V3V 2V6
Gross Taxes	$10,705.82
Zoning	RES

Property Timeline

Status	Date	Price
R3180684 / Active	11-03-2026	$1,888,000
to view full Property History (4 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	11'5 x 11'5 ft
Main Level	Dining Room	11'6 x 11'6 ft
Main Level	Kitchen	14' x 14' ft
Main Level	Wok Kitchen	13'6 x 13'6 ft
Main Level	Family Room	13'2 x 13'2 ft
Main Level	Foyer	7'2 x 7'2 ft
Main Level	Mud Room	13'6 x 13'6 ft
Main Level	Living Room	13'6 x 13'6 ft
Main Level	Kitchen	14'1 x 14'1 ft
Main Level	Bedroom	13'2 x 13'2 ft
Main Level	Eating Area	8'4 x 8'4 ft
Above Level	Primary Bedroom	16' x 16' ft
Above Level	Walk-In Closet	8'4 x 8'4 ft
Above Level	Bedroom	12'2 x 12'2 ft
Above Level	Bedroom	14'4 x 14'4 ft
Above Level	Bedroom	13'6 x 13'6 ft
Above Level	Laundry	6'2 x 6'2 ft
Basement Level	Living Room	10'6 x 10'6 ft
Basement Level	Kitchen	12'4 x 12'4 ft
Basement Level	Bedroom	12' x 12' ft
Basement Level	Bedroom	14'3 x 14'3 ft
Basement Level	Living Room	13'7 x 13'7 ft
Basement Level	Kitchen	13'7 x 13'7 ft
Basement Level	Bedroom	10'9 x 10'9 ft
Basement Level	Bedroom	14'1 x 14'1 ft
Basement Level	Bedroom	11'2 x 11'2 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Main Level	Yes	#4
Above Level	Yes	#5
Above Level	Yes	#4
Above Level	Yes	#4

Listed by: RE/MAX City 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
L A Matheson Secondary School: Average 1.91 km 5/10
Elementary
Royal Heights Elementary School: Below Average 0.7 km 3.5/10

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

Private Schools

Elementary
Immaculate Conception School: Above Average 2.16 km 7.8/10
Secondary
Purpose Independent Secondary School: Average 2.35 km 4/10

Closest Transit

Bus Stop
Westbound River Rd @ Millar Rd: 0.18 km
Skytrain
Skytrain @ New Westminster Stn: 2.29 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Below Average 16.2%
No Certificate/Degree: Above Average 24%
Owner Occupied: Average 73.3%
Employment Rate: Above Average 72.7%

Noise/ Power Lines

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

Other

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

Sell Speed & Competition

59 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $2,241,056

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Market conditions

Market conditions unavailable

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Possible — near transit

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ROYAL HEIGHTS compares

This property

0 DOM

Listed

Royal Heights avg

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Surrey avg

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11342 River Road has a sell-speed score of 59/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 18.7% below comparable active properties in Royal Heights, which is a strong competitive signal. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V3V 2V6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3V 2V6, 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 4.5 µg/m³ — meets WHO 2021 guideline. Nearest station: North Delta, Delta (~2.6 km). Annual avg AQHI 2.1 — Low Risk.

Heat Moderate

Surrey currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~8 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30 °C baseline, ~32.5 °C projected. Tropical nights (>18 °C): ~0 baseline, ~3 projected.

Precipitation Increasing

Annual precipitation ~1516 mm (1981–2010 baseline), projected ~1574 mm by the 2050s. Extreme 1-day rainfall: ~51.5 mm baseline, ~57.1 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 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

Groceries (1 nearby)

Maple pizza, grace market · 863 m · Convenience

Transit (1 nearby)

Bus stop northbound 116 st @ 94 ave · 946 m · Transit

Schools NearBy

26 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Bridgeview Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 464 m
Royal Heights Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	3.5 / 10	Distance 704 m
Delview Secondary School	Public	Grades Served 8-12	Catchment Info —	6.1 / 10	Distance 1.50 KM
Gibson Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.52 KM
Devon Gardens Elementary School	Public	Grades Served K-7	Catchment Info —	5.7 / 10	Distance 1.84 KM
L A Matheson Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.0 / 10	Distance 1.91 KM
Kirkbride Elementary School	Public	Grades Served K-7	Catchment Info —	2.9 / 10	Distance 2.06 KM
Cedar Hills Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 2.11 KM
Immaculate Conception School	Independent	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.16 KM
Immaculate Conception	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 2.17 KM
Queensborough Middle School	Public	Grades Served 5-8	Catchment Info —	N/A	Distance 2.26 KM
Prince Charles Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 2.30 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 2.33 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 2.35 KM
Hellings Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.38 KM
Brooke Elementary	Public	Grades Served —	Catchment Info —	4.4 / 10	Distance 2.51 KM
Queen Elizabeth Elementary School	Public	Grades Served K-4	Catchment Info —	6.5 / 10	Distance 2.58 KM
Senator Reid Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 2.65 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	N/A	Distance 2.65 KM
John Knox Christian - Secondary Campus	Independent	Grades Served —	Catchment Info —	9.2 / 10	Distance 2.71 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.72 KM
Compass Christian New West	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.76 KM
Annieville Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.76 KM
Home Quest	Public	Grades Served —	Catchment Info —	N/A	Distance 2.76 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 2.88 KM
Richardson Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.88 KM

Pre-computed routes from 11342 River Rd, Surrey, BC

11342 River Rd, Surrey, BC New Westminster 2.3 km

59 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via New Westminster → Waterfront
59 min
Metrotown, Burnaby via New Westminster → Metrotown
41 min
SFU Burnaby via New Westminster → Production Way
39 min
Richmond Centre via New Westminster → Brighouse
84 min
YVR Airport via New Westminster → YVR-Airport
85 min

By car (off-peak)

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

Calculate your commute

11342 River Rd, Surrey, BC is ideally located for commuters. The property is 2.3 km from New Westminster, with a 59 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound River Rd @ Millar Rd (0.18 km). Walk Score Transit rating: Some Transit (42/100).

Walkability & Transit Near 11342 River Road

Car-Dependent 40

Walk Score - Car-Dependent

Most errands require a car

Some Transit 42

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 28

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 11342 River Road

2026 assessed value, sourced from City of Surrey open data (PID 029-222-303).

Total Assessed Value (2026)

$2,161,000

2026 Value Trend

Land

$1,047,000

Buildings

$1,114,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,047,000	$1,114,000	$2,161,000	—

Mortgage Calculator for 11342 River Road

/month

Principal & Interest

Property Taxes $892

Maintenance fee 0

A 20% down payment of $377,600 on this $1,888,000 listing yields an estimated mortgage of $7,211/month (30-year fixed, 4%). Total estimated housing cost: $8,103/month, $892 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.

Investment Cashflow Calculator

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $5,943/month in estimated rental income against $8,299/month in mortgage payments, the monthly cashflow is -$2,356/month. A 47% down payment would reach break-even.

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

Estateblock Rent Estimate for 11342 River Road, Surrey

Buy Vs Rent Calculator

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Own —

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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.