Home Surrey, BC Royal Heights Cypress Ridge 22 11860 River Road

22 11860 River Rd, Surrey BC - Townhouse for Sale - MLS# R2787378

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Listing updated: Jul 1, 2025 at 11:06am

EstateBlock checked: Sep 26, 2026 at 09:45pm

Cypress Ridge

3 Beds

3 Baths

2020 sqft

445 $ /sqft

399 $ Maint. fee

2004 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Jul 1, 2025 at 11:06am

EstateBlock checked: Sep 26, 2026 at 09:45pm

Photo

VERIFIED ACCOUNT REQUIRED

Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Secondary
L A Matheson Secondary School: 1.38 km
Elementary
Royal Heights Elementary School: 0.83 km

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

Private Schools

Elementary, Secondary
Khalsa School (Surrey): 1.46 km
Elementary, Secondary
Khalsa School (Surrey): 1.46 km

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

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 (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

64 DOM

Listed

Royal Heights avg

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Surrey avg

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22 11860 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 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 · 604 m · Fast Food
Quiznos · 609 m · Fast Food
Burger king · 615 m · Fast Food

Groceries (2 nearby)

Maple pizza, grace market · 344 m · Convenience
Surabhi store · 532 m · Convenience

Cafes (2 nearby)

Starbucks · 677 m · Cafe
Tim hortons · 866 m · Cafe

Shopping (1 nearby)

Shell · 981 m · Car Wash

Transit (1 nearby)

Bus stop southbound scott rd @ 96 ave · 980 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 829 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 1.23 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
Gibson Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 2.17 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 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 2.51 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 2.61 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	0	Distance 2.64 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.64 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 2.85 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 2.91 KM

Pre-computed routes from 22 11860 River Rd, Surrey, BC

22 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

22 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).

Mortgage Calculator for 22 11860 River Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $246

Maintenance fee 399

A 20% down payment of $179,978 on this $899,888 listing yields an estimated mortgage of $3,437/month (30-year fixed, 4%). Total estimated housing cost: $4,082/month, $246 property tax, $399 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 1, 2025

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

Down Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $3,169/month in estimated rental income against $4,138/month in mortgage payments, the monthly cashflow is -$969/month. A 43% 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 22 11860 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.