Home Surrey, BC Royal Heights 11378 River Road

11378 River Rd, Surrey BC V3V 2V6 – House for Sale – MLS® R3165917

11378 River Road, Surrey, British Columbia V3V 2V6

Surrey Houses for Sale

49 days on the market

$1,299,888

Est. Mortgage $5,751/mo

Listing updated: Sep 24, 2026 at 12:22pm

EstateBlock checked: Nov 3, 2026 at 10:45am

9 Beds

5 Baths

2848 sqft

456 $ /sqft

1977 built

Photos

Exterior photo of 11378 River Rd, Surrey, BC – MLS® R3165917

Exterior Rear Photo of 11378 River Road, Surrey, BC

Living Room Photo of 11378 River Road, Surrey, BC

Family Room Photo of 11378 River Road, Surrey, BC

Dining Area Photo of 11378 River Road, Surrey, BC

Kitchen Photo of 11378 River Road, Surrey, BC

Kitchen Island Photo of 11378 River Road, Surrey, BC

Pantry Photo of 11378 River Road, Surrey, BC

Breakfast Nook Photo of 11378 River Road, Surrey, BC

Primary Bedroom Photo of 11378 River Road, Surrey, BC

Primary Bathroom Photo of 11378 River Road, Surrey, BC

Walk-In Closet Photo of 11378 River Road, Surrey, BC

Bedroom 2 Photo of 11378 River Road, Surrey, BC

Bedroom 3 Photo of 11378 River Road, Surrey, BC

Bedroom 4 Photo of 11378 River Road, Surrey, BC

Guest Bathroom Photo of 11378 River Road, Surrey, BC

Powder Room Photo of 11378 River Road, Surrey, BC

Office / Den Photo of 11378 River Road, Surrey, BC

Loft / Bonus Room Photo of 11378 River Road, Surrey, BC

Basement Recreation Room Photo of 11378 River Road, Surrey, BC

Laundry Room Photo of 11378 River Road, Surrey, BC

Mudroom Photo of 11378 River Road, Surrey, BC

Entry Foyer Photo of 11378 River Road, Surrey, BC

Hallway Photo of 11378 River Road, Surrey, BC

Staircase Photo of 11378 River Road, Surrey, BC

Garage Interior Photo of 11378 River Road, Surrey, BC

Outdoor Patio Photo of 11378 River Road, Surrey, BC

Outdoor Deck Photo of 11378 River Road, Surrey, BC

Backyard Photo of 11378 River Road, Surrey, BC

BEAUTIFUL FRASER RIVER VIEWS on an approximately 8,200 SQFT LOT! Spacious 3-storey home offering 9 bedrooms and 5 bathrooms, ideal for a large family, investor or future building plans. The home has seen several updates over the years and features generous living and dining areas, a large kitchen, bamboo flooring, fireplace, patio and deck. Upstairs offers 5 bedrooms and 3 bathrooms, while downstairs features TWO 2-BEDROOM SUITES with $3500 in rent. providing excellent mortgage-helper potential. Conveniently located near Scott Road Station, schools, shopping, Highway 17 and Pattullo Bridge, with easy access to Richmond, Burnaby, New Westminster and beyond. A great home to live in, rent out or hold for the future.

Interior Features

Basement Finished Area (sqft)	668
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Electric, Forced Air
# of Kitchens	3
Flooring	Laminate, Mixed, Vinyl, Carpet
Foundation	Concrete Perimeter

Exterior Features

View Description	mountains
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,299,888
Total Bedrooms	9
Total Bathrooms	5
Full Bathrooms	4
Half Bathrooms	1
Floor Area Total (sqft)	2848
Year Built	1977
Age Of Building	49
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Open, Front Access, Asphalt
Total Parking Spaces	6
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	8120
Lot Size Depth	Feet
Lot Size Frontage	53.31
MLS^® #	R3165917
Area	North Surrey
Neighbourhood	Royal Heights
City	Surrey
Postal Code	V3V 2V6
Gross Taxes	$7,067.76
Zoning	RF

Property Timeline

Status	Date	Price
R3165917 / Active	09-15-2026	$1,299,888
to view full Property History (5 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	17'5 x 17'5 ft
Main Level	Dining Room	12'2 x 12'2 ft
Main Level	Kitchen	10'7 x 10'7 ft
Main Level	Nook	7'3 x 7'3 ft
Main Level	Foyer	12'3 x 12'3 ft
Main Level	Mud Room	7'9 x 7'9 ft
Main Level	Bedroom	9'11 x 9'11 ft
Main Level	Kitchen	11'6 x 11'6 ft
Above Level	Bedroom	11'6 x 11'6 ft
Above Level	Bedroom	10'0 x 10'0 ft
Above Level	Bedroom	14'0 x 14'0 ft
Above Level	Bedroom	11'6 x 11'6 ft
Above Level	Bedroom	7'10 x 7'10 ft
Basement Level	Bedroom	12'2 x 12'2 ft
Basement Level	Bedroom	6'8 x 6'8 ft
Basement Level	Kitchen	15'9 x 15'9 ft
Basement Level	Bedroom	11'7 x 11'7 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	No	#3
Above Level	No	#3
Basement	No	#3
Basement	No	#3

Listed by: Oakwyn Realty Ltd.

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 1.84 km 5/10
Elementary
Royal Heights Elementary School: Below Average 0.64 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 2.2 km 7.8/10
Secondary
Purpose Independent Secondary School: Average 2.25 km 4/10

Closest Transit

Bus Stop
Westbound River Rd @ Millar Rd: 0.04 km
Skytrain
Skytrain @ New Westminster Stn: 2.19 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: Unlikely
Railway/Sky train Noise: Unlikely
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

No data

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

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Market conditions

Market conditions unavailable

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.19 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ROYAL HEIGHTS compares

This property

49 DOM

Listed

Royal Heights avg

—

Surrey avg

—

11378 River Road has a sell-speed score of 48/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. 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 (~2.7 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 · 697 m · Convenience

Transit (1 nearby)

Bus stop northbound 116 st @ 94 ave · 986 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 381 m
Royal Heights Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	3.5 / 10	Distance 638 m
Delview Secondary School	Public	Grades Served 8-12	Catchment Info —	6.1 / 10	Distance 1.56 KM
Gibson Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.61 KM
L A Matheson Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.0 / 10	Distance 1.84 KM
Devon Gardens Elementary School	Public	Grades Served K-7	Catchment Info —	5.7 / 10	Distance 1.98 KM
Cedar Hills Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.99 KM
Kirkbride Elementary School	Public	Grades Served K-7	Catchment Info —	2.9 / 10	Distance 2.03 KM
Prince Charles Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 2.16 KM
Immaculate Conception School	Independent	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.20 KM
Immaculate Conception	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 2.21 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 2.25 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 2.27 KM
Queensborough Middle School	Public	Grades Served 5-8	Catchment Info —	N/A	Distance 2.35 KM
Hellings Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.46 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	N/A	Distance 2.57 KM
Senator Reid Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 2.58 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.63 KM
Compass Christian New West	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.65 KM
John Knox Christian - Secondary Campus	Independent	Grades Served —	Catchment Info —	9.2 / 10	Distance 2.66 KM
Brooke Elementary	Public	Grades Served —	Catchment Info —	4.4 / 10	Distance 2.67 KM
Queen Elizabeth Elementary School	Public	Grades Served K-4	Catchment Info —	6.5 / 10	Distance 2.68 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 2.77 KM
Annieville Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.89 KM
Home Quest	Public	Grades Served —	Catchment Info —	N/A	Distance 2.89 KM
Richardson Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 3.00 KM

Pre-computed routes from 11378 River Rd, Surrey, BC

11378 River Rd, Surrey, BC New Westminster 2.2 km

58 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via New Westminster → Waterfront
58 min
Metrotown, Burnaby via New Westminster → Metrotown
40 min
SFU Burnaby via New Westminster → Production Way
38 min
Richmond Centre via New Westminster → Brighouse
83 min
YVR Airport via New Westminster → YVR-Airport
84 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

11378 River Rd, Surrey, BC is ideally located for commuters. The property is 2.2 km from New Westminster, with a 58 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound River Rd @ Millar Rd (0.04 km). Walk Score Transit rating: Some Transit (42/100).

Walkability & Transit Near 11378 River Road

Car-Dependent 49

Walk Score - Car-Dependent

Most errands require a car

Some Transit 42

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 29

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 11378 River Road

2026 assessed value, sourced from City of Surrey open data (PID 005-546-796).

Total Assessed Value (2026)

$1,180,800

2026 Value Trend

Land

$1,108,000

Buildings

$72,800

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,108,000	$72,800	$1,180,800	—

Mortgage Calculator for 11378 River Road

/month

Principal & Interest

Property Taxes $589

Maintenance fee 0

Financing 80% of the $1,299,888 asking price over 30 years at 4% results in approximately $5,554/month in total estimated carrying costs, $589 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

This listing generates an estimated $4,955/month in rental income, leaving a -$765/month cashflow at current carrying costs. Investors targeting break-even would need roughly 33% down.

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

Estateblock Rent Estimate for 11378 River Road, Surrey

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.