Home Surrey, BC Royal Heights Cypress Ridge 20 11860 River Road

20 11860 River Rd, Surrey BC - Townhouse for Sale - MLS# R3149890

44 days on the market

$855,000

Est. Mortgage $3,783/mo

Listing updated: Jul 27, 2026 at 02:15am

EstateBlock checked: Sep 5, 2026 at 10:10pm

Cypress Rridge

4 Beds

4 Baths

2580 sqft

331 $ /sqft

483 $ Maint. fee

2001 built

22.2% cheaper than comps

44 days on the market

$855,000

Est. $3,783/mo with 20% down

Listing updated: Jul 27, 2026 at 02:15am

EstateBlock checked: Sep 5, 2026 at 10:10pm

Photos

Exterior Front Photo of 20 11860 River Road, Surrey, BC

Exterior Rear Photo of 20 11860 River Road, Surrey, BC

Living Room Photo of 20 11860 River Road, Surrey, BC

Family Room Photo of 20 11860 River Road, Surrey, BC

Dining Area Photo of 20 11860 River Road, Surrey, BC

Kitchen Photo of 20 11860 River Road, Surrey, BC

Kitchen Island Photo of 20 11860 River Road, Surrey, BC

Pantry Photo of 20 11860 River Road, Surrey, BC

Breakfast Nook Photo of 20 11860 River Road, Surrey, BC

Primary Bedroom Photo of 20 11860 River Road, Surrey, BC

Welcome to this spacious 4-bedroom, 3.5-bath CORNOR townhouse offering over 2,500 sq.ft. of functional living space in desirable Royal Heights, located in Surrey. The bright main floor features a generous living room, dining area, family room, and well-appointed kitchen with access to a private balcony—perfect for relaxing or entertaining. The main level also includes a large primary bedroom with walk-in closet and ensuite. Upstairs offers two additional spacious bedrooms and a full bath. The lower level also offers additional living space that can easily be used as a recreation room, in-law setup, MUST SEE!!

Interior Features

Basement Finished Area (sqft)	592
Basement Features	Full, Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	2
Heating Type	Natural Gas
Laundry	In Unit
# of Kitchens	2
Flooring	Laminate, Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Playground, Balcony, Private Yard
Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$855,000
Total Bedrooms	4
Total Bathrooms	4
Full Bathrooms	2
Half Bathrooms	2
Floor Area Total (sqft)	2580
Year Built	2001
Age Of Building	25
Building Type	Townhouse
Property Type	Residential
Architecture Style	3 Storey
Stories	3
Building Amenities	Clubhouse, Caretaker, Maintenance Grounds, Management, Recreation Facilities, Snow Removal, Water
Building Name	Cypress Rridge
Ownership Type	Freehold Strata
Maintenance Fee	$483
Community Features	Shopping Nearby
Amenities Nearby	Clubhouse, Caretaker, Maintenance Grounds, Management, Recreation Facilities, Snow Removal, Water
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Open, Front Access, Aggregate, Garage Door Opener
Total Parking Spaces	3
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allowed
Pet Restrictions	Yes With Restrictions
Rental Suites	Other
Units In Development	51

Lot & Land

MLS^® #	R3149890
Area	North Surrey
Neighbourhood	Royal Heights
City	Surrey
Postal Code	V3V 2V7
Gross Taxes	$4,085.83
Zoning	MR15

Property Timeline

Status	Date	Price
R3149890 / Active	07-24-2026	$855,000
to view full Property History (3 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	12'5 x 12'5 ft
Main Level	Dining Room	13'6 x 13'6 ft
Main Level	Kitchen	9'5 x 9'5 ft
Main Level	Family Room	24'11 x 24'11 ft
Main Level	Primary Bedroom	10'11 x 10'11 ft
Main Level	Walk-In Closet	5'10 x 5'10 ft
Above Level	Bedroom	11'0 x 11'0 ft
Above Level	Bedroom	11'10 x 11'10 ft
Above Level	Foyer	6'2 x 6'2 ft
Basement Level	Living Room	11'0 x 11'0 ft
Basement Level	Kitchen	6'1 x 6'1 ft
Basement Level	Bedroom	11'8 x 11'8 ft
Basement Level	Laundry	8'10 x 8'10 ft
Basement Level	Foyer	12'5 x 12'5 ft
Basement Level	Utility	7'5 x 7'5 ft

Bathrooms

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

Listed by: Nationwide Realty Corp.

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 1.38 km 5/10
Elementary
Royal Heights Elementary School: Below Average 0.83 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 2.37 km 7.8/10
Secondary
Purpose Independent Secondary School: Average 2.17 km 4/10

Closest Transit

Bus Stop
Eastbound Grace Rd @ 117 St: 0.3 km
Skytrain
Skytrain @ New Westminster Stn: 2.16 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

67 / 100

Overall sell-speed score

Likely within weeks

A+

Price competition grade

Avg comparable: $1,044,810

—

Market conditions

Market conditions unavailable

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.16 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

44 DOM

Listed

Royal Heights avg

—

Surrey avg

—

20 11860 River Road has a sell-speed score of 67/100, placing it in the "Expected to sell within weeks" band. The listing is priced 22.2% below comparable active properties in Royal Heights, which is a strong competitive signal. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.

Climate Risk for V3V 2V7

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3V 2V7, 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 (BC ENV 2024). Nearest station: North Delta, Delta (~3.1 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 · 603 m · Fast Food
Quiznos · 607 m · Fast Food
Burger king · 613 m · Fast Food

Groceries (2 nearby)

Maple pizza, grace market · 340 m · Convenience
Surabhi store · 538 m · Convenience

Cafes (2 nearby)

Starbucks · 675 m · Cafe
Tim hortons · 865 m · Cafe

Shopping (1 nearby)

Shell · 985 m · Car Wash

Transit (1 nearby)

Bus stop southbound scott rd @ 96 ave · 984 m · Transit

Schools NearBy

25 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 831 m
Bridgeview Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 836 m
Cedar Hills Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.23 KM
Prince Charles Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 1.24 KM
L A Matheson Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.0 / 10	Distance 1.38 KM
Kirkbride Elementary School	Public	Grades Served K-7	Catchment Info —	2.9 / 10	Distance 1.86 KM
Delview Secondary School	Public	Grades Served 8-12	Catchment Info —	6.1 / 10	Distance 1.97 KM
Senator Reid Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 2.07 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 2.17 KM
Gibson Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 2.17 KM
Immaculate Conception School	Independent	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.37 KM
Immaculate Conception	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 2.40 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 2.43 KM
Compass Christian New West	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.50 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 2.60 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	0	Distance 2.63 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.63 KM
David Brankin Elementary School	Public	Grades Served K-7	Catchment Info —	4.4 / 10	Distance 2.72 KM
Old Yale Road Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 2.74 KM
Devon Gardens Elementary School	Public	Grades Served K-7	Catchment Info —	5.7 / 10	Distance 2.76 KM
Kwantlen Park Secondary School	Public	Grades Served 8-12	Catchment Info —	5.7 / 10	Distance 2.76 KM
K B Woodward Elementary School	Public	Grades Served K-7	Catchment Info —	3.7 / 10	Distance 2.79 KM
Betty Huff Elementary School	Public	Grades Served K-7	Catchment Info —	3.4 / 10	Distance 2.86 KM
Hellings Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.86 KM
John Knox Christian - Secondary Campus	Independent	Grades Served —	Catchment Info —	9.2 / 10	Distance 2.90 KM

Pre-computed routes from 20 11860 River Rd, Surrey, BC

20 11860 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
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

20 11860 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 Eastbound Grace Rd @ 117 St (0.3 km). Walk Score Transit rating: Good Transit (55/100).

Walkability & Transit Near 20 11860 River Road

Car-Dependent 55

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 — 20 11860 River Road

2026 assessed value, sourced from City of Surrey open data (PID 025-177-320).

Total Assessed Value (2026)

$931,000

2026 Value Trend

Land

$658,000

Buildings

$273,000

Year Built

N/A

Class

N/A

Zoning

RM15

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$658,000	$273,000	$931,000	—

Mortgage Calculator for 20 11860 River Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $340

Maintenance fee 483

A 20% down payment of $171,000 on this $855,000 listing yields an estimated mortgage of $3,266/month (30-year fixed, 4%). Total estimated housing cost: $4,089/month, $340 property tax, $483 maintenance fee.

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 27, 2026

Investment Cashflow Calculator

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Break Even Down Payment 0%

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This listing has an estimated rental yield of $4,152/month, resulting in a +$9/month cashflow after mortgage and carrying costs — a strong investor profile.

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

Estateblock Rent Estimate for 20 11860 River Road, Surrey

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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.