Home Surrey, BC Royal Heights 11883 River Road

11883 River Rd, Surrey BC – House for Sale – MLS® R3175290

11883 River Road, Surrey, British Columbia V3V 2V9

Surrey Houses for Sale

4 days on the market

$2,399,888

Est. Mortgage $10,617/mo

Listing updated: Oct 16, 2026 at 09:14am

EstateBlock checked: Oct 17, 2026 at 12:45pm

8 Beds

9 Baths

6380 sqft

376 $ /sqft

2016 built

NEW

Photos

Exterior photo of 11883 River Rd, Surrey, BC – MLS® R3175290

Exterior Rear Photo of 11883 River Road, Surrey, BC

Living Room Photo of 11883 River Road, Surrey, BC

Family Room Photo of 11883 River Road, Surrey, BC

Dining Area Photo of 11883 River Road, Surrey, BC

Kitchen Photo of 11883 River Road, Surrey, BC

Kitchen Island Photo of 11883 River Road, Surrey, BC

Pantry Photo of 11883 River Road, Surrey, BC

Breakfast Nook Photo of 11883 River Road, Surrey, BC

Primary Bedroom Photo of 11883 River Road, Surrey, BC

Primary Bathroom Photo of 11883 River Road, Surrey, BC

Walk-In Closet Photo of 11883 River Road, Surrey, BC

Bedroom 2 Photo of 11883 River Road, Surrey, BC

Bedroom 3 Photo of 11883 River Road, Surrey, BC

Bedroom 4 Photo of 11883 River Road, Surrey, BC

Guest Bathroom Photo of 11883 River Road, Surrey, BC

Powder Room Photo of 11883 River Road, Surrey, BC

Office / Den Photo of 11883 River Road, Surrey, BC

Loft / Bonus Room Photo of 11883 River Road, Surrey, BC

Basement Recreation Room Photo of 11883 River Road, Surrey, BC

Laundry Room Photo of 11883 River Road, Surrey, BC

Mudroom Photo of 11883 River Road, Surrey, BC

Entry Foyer Photo of 11883 River Road, Surrey, BC

Hallway Photo of 11883 River Road, Surrey, BC

Staircase Photo of 11883 River Road, Surrey, BC

Garage Interior Photo of 11883 River Road, Surrey, BC

Outdoor Patio Photo of 11883 River Road, Surrey, BC

Outdoor Deck Photo of 11883 River Road, Surrey, BC

Backyard Photo of 11883 River Road, Surrey, BC

Front Yard Photo of 11883 River Road, Surrey, BC

Garden / Landscaping Photo of 11883 River Road, Surrey, BC

Swimming Pool Photo of 11883 River Road, Surrey, BC

Hot Tub / Spa Photo of 11883 River Road, Surrey, BC

Outdoor Kitchen Photo of 11883 River Road, Surrey, BC

Aerial View of 11883 River Road, Surrey, BC

Street View Photo of 11883 River Road, Surrey, BC

Neighborhood Park Photo Near 11883 River Road, Surrey, BC

Community Amenities Photo (Clubhouse) of 11883 River Road, Surrey, BC

Fitness Center Photo Near 11883 River Road, Surrey, BC

Playground / Recreational Area Near 11883 River Road, Surrey, BC

EXCEPTIONAL LUXURY HOME! This magnificent 8-bedroom, 9-bathroom residence offers over 6,300 sq. ft. of beautifully designed living space, showcasing exceptional craftsmanship, quality finishes, and modern elegance throughout. Featuring a stunning open-concept layout, spacious living and dining areas, and a gourmet kitchen perfect for entertaining. All 4 bedrooms upstairs feature their own private ensuite bathrooms, offering ultimate comfort and privacy. A rare highlight is the 3 mortgage-helper suites, including 1 on the main floor and 2 on the lower level, providing excellent rental income potential. Enjoy breathtaking city skyline views, spectacular sunsets, and seamless indoor-outdoor living. An incredible opportunity for large families and investors

Interior Features

Basement Finished Area (sqft)	2550
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	2
Heating Type	Heat Pump, Radiant
# of Kitchens	4
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
View Description	CITY/ MOUNTAIN VIEW
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$2,399,888
Total Bedrooms	8
Total Bathrooms	9
Full Bathrooms	7
Half Bathrooms	2
Floor Area Total (sqft)	6380
Year Built	2016
Age Of Building	10
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Double, Front Access, Paver Block
Total Parking Spaces	10
Rental Suites	Other

Lot & Land

Lot Size	7926
Lot Size Depth	Feet
Lot Size Frontage	45.68
MLS^® #	R3175290
Area	North Surrey
Neighbourhood	Royal Heights
City	Surrey
Postal Code	V3V 2V9
Gross Taxes	$8,872.72
Zoning	SFD

Property Timeline

Status	Date	Price
R3175290 / Active	10-13-2026	$2,399,888

Rooms

Floor	Type	Dimensions
Main Level	Living Room	11'10 x 11'10 ft
Main Level	Dining Room	11'10 x 11'10 ft
Main Level	Family Room	16'0 x 16'0 ft
Main Level	Kitchen	15'4 x 15'4 ft
Main Level	Eating Area	14'0 x 14'0 ft
Main Level	Wok Kitchen	12'0 x 12'0 ft
Above Level	Primary Bedroom	21'0 x 21'0 ft
Above Level	Primary Bedroom	13'8 x 13'8 ft
Above Level	Bedroom	12'8 x 12'8 ft
Above Level	Bedroom	16'0 x 16'0 ft
Basement Level	Bar Room	10'0 x 10'0 ft
Basement Level	Recreation Room	15'0 x 15'0 ft
Main Level	Living Room	10'0 x 10'0 ft
Main Level	Bedroom	10'0 x 10'0 ft
Basement Level	Living Room	14'8 x 14'8 ft
Basement Level	Kitchen	14'0 x 14'0 ft
Basement Level	Bedroom	10'8 x 10'8 ft
Basement Level	Bedroom	13'0 x 13'0 ft
Basement Level	Living Room	14'0 x 14'0 ft
Basement Level	Kitchen	14'0 x 14'0 ft
Basement Level	Bedroom	10'4 x 10'4 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Main Level	No	#2
Above Level	No	#5
Above Level	No	#3
Above Level	No	#3

Listed by: Gilco Real Estate Services

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 1.43 km 5/10
Elementary
Royal Heights Elementary School: Below Average 0.95 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,Secondary
Compass Christian New West: Average 2.45 km 6.4/10
Secondary
Purpose Independent Secondary School: Average 2.12 km 4/10

Closest Transit

Bus Stop
Eastbound Grace Rd @ 10200 Block: 0.25 km
Skytrain
Skytrain @ New Westminster Stn: 2.12 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 11.7%
No Certificate/Degree: Above Average 25%
Owner Occupied: Average 61.8%
Employment Rate: Above Average 69.2%

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

40 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $2,092,702

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Market conditions

Market conditions unavailable

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.12 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

4 DOM

Listed

Royal Heights avg

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Surrey avg

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11883 River Road has a sell-speed score of 40/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 12.8% above comparable active properties in Royal Heights. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V3V 2V9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3V 2V9, 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 (~3.2 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

Restaurants (4 nearby)

Quesada · 482 m · Fast Food
Quiznos · 486 m · Fast Food
Burger king · 492 m · Fast Food

Groceries (2 nearby)

Maple pizza, grace market · 431 m · Convenience
Surabhi store · 585 m · Convenience

Cafes (2 nearby)

Starbucks · 555 m · Cafe
Tim hortons · 743 m · Cafe

Transit (1 nearby)

Bus stop southbound 123a st @ 100 ave · 995 m · Transit

Schools NearBy

26 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Royal Heights Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	3.5 / 10	Distance 953 m
Bridgeview Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 957 m
Prince Charles Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 1.18 KM
Cedar Hills Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.23 KM
L A Matheson Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.0 / 10	Distance 1.43 KM
Kirkbride Elementary School	Public	Grades Served K-7	Catchment Info —	2.9 / 10	Distance 1.94 KM
Delview Secondary School	Public	Grades Served 8-12	Catchment Info —	6.1 / 10	Distance 2.09 KM
Senator Reid Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 2.10 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 2.12 KM
Gibson Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 2.29 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 2.41 KM
Compass Christian New West	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.45 KM
Immaculate Conception School	Independent	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.47 KM
Immaculate Conception	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 2.51 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 2.55 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.59 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	N/A	Distance 2.60 KM
Old Yale Road Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 2.67 KM
Kwantlen Park Secondary School	Public	Grades Served 8-12	Catchment Info —	5.7 / 10	Distance 2.67 KM
K B Woodward Elementary School	Public	Grades Served K-7	Catchment Info —	3.7 / 10	Distance 2.69 KM
David Brankin Elementary School	Public	Grades Served K-7	Catchment Info —	4.4 / 10	Distance 2.75 KM
Betty Huff Elementary School	Public	Grades Served K-7	Catchment Info —	3.4 / 10	Distance 2.85 KM
Devon Gardens Elementary School	Public	Grades Served K-7	Catchment Info —	5.7 / 10	Distance 2.88 KM
John Knox Christian - Secondary Campus	Independent	Grades Served —	Catchment Info —	9.2 / 10	Distance 2.89 KM
City Central Learning Centre	Public	Grades Served 10-12	Catchment Info —	3.0 / 10	Distance 2.94 KM
Hellings Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.97 KM

Pre-computed routes from 11883 River Rd, Surrey, BC

11883 River Rd, Surrey, BC New Westminster 2.1 km

57 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via New Westminster → Waterfront
57 min
Metrotown, Burnaby via New Westminster → Metrotown
39 min
SFU Burnaby via New Westminster → Production Way
37 min
Richmond Centre via New Westminster → Brighouse
82 min
YVR Airport via New Westminster → YVR-Airport
83 min

By car (off-peak)

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

Calculate your commute

11883 River Rd, Surrey, BC is ideally located for commuters. The property is 2.1 km from New Westminster, with a 57 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound Grace Rd @ 10200 Block (0.25 km). Walk Score Transit rating: Good Transit (55/100).

Walkability & Transit Near 11883 River Road

Car-Dependent 59

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 55

Transit Score - Good Transit

Many nearby public transportation options

Somewhat
Bikeable 42

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 11883 River Road

2026 assessed value, sourced from City of Surrey open data (PID 029-302-561).

Total Assessed Value (2026)

$2,017,000

2026 Value Trend

Land

$1,041,000

Buildings

$976,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,041,000	$976,000	$2,017,000	—

Mortgage Calculator for 11883 River Road

/month

Principal & Interest

Property Taxes $739

Maintenance fee 0

A 20% down payment of $479,978 on this $2,399,888 listing yields an estimated mortgage of $9,166/month (30-year fixed, 4%). Total estimated housing cost: $9,905/month, $739 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 $7,010/month in estimated rental income against $10,120/month in mortgage payments, the monthly cashflow is -$3,110/month. A 48% 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 11883 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.