Home Surrey, BC Royal Heights Cypress Ridge 48 11860 River Road

48 11860 River Rd, Surrey BC – Townhouse for Sale – MLS® R3175284

48 11860 River Road, Surrey, British Columbia V3V 2V7

Surrey Townhouses for Sale

3 days on the market

$849,000

Est. Mortgage $3,756/mo

Listing updated: Oct 17, 2026 at 01:07pm

EstateBlock checked: Oct 17, 2026 at 01:10pm

5 Beds

4 Baths

2617 sqft

324 $ /sqft

510 $ Maint. fee

2004 built

NEW

Photos

Exterior photo of 48 11860 River Rd, Surrey, BC – MLS® R3175284

Exterior Rear Photo of 48 11860 River Road, Surrey, BC

Living Room Photo of 48 11860 River Road, Surrey, BC

Family Room Photo of 48 11860 River Road, Surrey, BC

Dining Area Photo of 48 11860 River Road, Surrey, BC

Kitchen Photo of 48 11860 River Road, Surrey, BC

Kitchen Island Photo of 48 11860 River Road, Surrey, BC

Pantry Photo of 48 11860 River Road, Surrey, BC

Breakfast Nook Photo of 48 11860 River Road, Surrey, BC

Primary Bedroom Photo of 48 11860 River Road, Surrey, BC

Primary Bathroom Photo of 48 11860 River Road, Surrey, BC

Walk-In Closet Photo of 48 11860 River Road, Surrey, BC

Bedroom 2 Photo of 48 11860 River Road, Surrey, BC

Bedroom 3 Photo of 48 11860 River Road, Surrey, BC

Bedroom 4 Photo of 48 11860 River Road, Surrey, BC

Guest Bathroom Photo of 48 11860 River Road, Surrey, BC

Powder Room Photo of 48 11860 River Road, Surrey, BC

Office / Den Photo of 48 11860 River Road, Surrey, BC

Loft / Bonus Room Photo of 48 11860 River Road, Surrey, BC

Basement Recreation Room Photo of 48 11860 River Road, Surrey, BC

Laundry Room Photo of 48 11860 River Road, Surrey, BC

Mudroom Photo of 48 11860 River Road, Surrey, BC

Entry Foyer Photo of 48 11860 River Road, Surrey, BC

Hallway Photo of 48 11860 River Road, Surrey, BC

Staircase Photo of 48 11860 River Road, Surrey, BC

Garage Interior Photo of 48 11860 River Road, Surrey, BC

Outdoor Patio Photo of 48 11860 River Road, Surrey, BC

Outdoor Deck Photo of 48 11860 River Road, Surrey, BC

Backyard Photo of 48 11860 River Road, Surrey, BC

Front Yard Photo of 48 11860 River Road, Surrey, BC

Spacious 5-bedroom corner townhome at Cypress Ridge in Royal Heights, surrounded by nature, majestic mountain views, and conveniently close to all amenities. This home features 2,617 sq. ft. of open-concept living space, a double garage, and parking for 4 vehicles. Bright and airy, this end unit boasts large windows, spacious rooms, including a primary bedroom on main floor with an ensuite, huge shower, and walk-in closet. The living room features 9-ft ceilings, a cozy gas fireplace, and French doors leading to a balcony with north exposure and beautiful mountain views. The spacious kitchen offers stainless steel appliances & newer Cabinets. The complex's new roof has already been paid for. Enjoy a beautiful private backyard and patio, perfect for relaxing or entertaining.

Interior Features

Basement Finished Area (sqft)	954
Basement Features	Exterior Entry, Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	1
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Foundation	Slab

Exterior Features

Exterior Features	Playground, Balcony
View Description	Mountains
Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$849,000
Total Bedrooms	5
Total Bathrooms	4
Full Bathrooms	4
Half Bathrooms	0
Floor Area Total (sqft)	2617
Year Built	2004
Age Of Building	22
Building Type	Townhouse
Property Type	Residential
Architecture Style	Basement Entry
Stories	3
Building Amenities	Clubhouse, Caretaker, Maintenance Grounds, Management, Recreation Facilities, Snow Removal, Water
Ownership Type	Freehold Strata
Maintenance Fee	$510
Amenities Nearby	Clubhouse, Caretaker, Maintenance Grounds, Management, Recreation Facilities, Snow Removal, Water
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Community, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Open
Total Parking Spaces	4
Strata Restrictions	Rentals Allowed
Rental Restrictions	100
Rental Suites	None
Units In Development	51

Lot & Land

MLS^® #	R3175284
Area	North Surrey
Neighbourhood	Royal Heights
City	Surrey
Postal Code	V3V 2V7
Gross Taxes	$5,222.62
Zoning	RM15

Property Timeline

Status	Date	Price
R3175284 / Active	10-14-2026	$849,000
to view full Property History (3 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	13' x 13' ft
Main Level	Dining Room	12' x 12' ft
Main Level	Kitchen	11'0 x 11'0 ft
Main Level	Primary Bedroom	12'1 x 12'1 ft
Above Level	Bedroom	15' x 15' ft
Above Level	Bedroom	10'8 x 10'8 ft
Below	Living Room	16' x 16' ft
Below	Bedroom	11' x 11' ft
Below	Bedroom	12'1 x 12'1 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#4
Main Level	No	#3
Above Level	No	#4
Below	No	#4

Listed by: Century 21 Coastal 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.

About the building: Cypress Ridge

11860 River Road, Royal Heights, Surrey

Cypress Ridge building details

Building

Built: 2005
Homes: 51 in 3 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: LMS4529
Managed by: Davin Management Ltd.
Parking: Garage: Double
Lockers: Limited
Strata fee covers: Snow removalRecreation FacilityManagementGardeningGarbage Pickup

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Cypress Ridge

For sale: 2
Median ask: $849K
Median $/sqft: $340
Days on market: 20
Sold, past year: 4

This home

$324/sqft, 4.7% below the building median of $340.

Homes for sale at Cypress Ridge, Surrey Recent sold listings in Cypress Ridge, Surrey

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

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

No data

Overall sell-speed score

Moderate pace expected

—

Price competition grade

No comparable data

—

Market conditions

Market conditions unavailable

Flood Risk

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

3 DOM

Listed

Royal Heights avg

—

Surrey avg

—

48 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. 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 830 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 —	N/A	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 48 11860 River Rd, Surrey, BC

48 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

48 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 48 11860 River Road

Car-Dependent 56

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 — 48 11860 River Road

2026 assessed value, sourced from City of Surrey open data (PID 026-077-523).

Total Assessed Value (2026)

$952,000

2026 Value Trend

Land

$690,000

Buildings

$262,000

Year Built

N/A

Class

N/A

Zoning

RM15

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$690,000	$262,000	$952,000	—

Mortgage Calculator for 48 11860 River Road

/month

Principal & Interest

Property Taxes $435

Maintenance fee 510

A 20% down payment of $169,800 on this $849,000 listing yields an estimated mortgage of $3,243/month (30-year fixed, 4%). Total estimated housing cost: $4,188/month, $435 property tax, $510 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.

Investment Cashflow Calculator

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $2,991/month in estimated rental income against $4,241/month in mortgage payments, the monthly cashflow is -$1,250/month. A 51% 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 48 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.