Home Surrey, BC Royal Heights 9928 116 Street

9928 116 St, Surrey BC - Single Family Residence for Sale - MLS# R3164041

14 days on the market

$1,449,000

Est. Mortgage $6,410/mo

Listing updated: Sep 12, 2026 at 06:38pm

EstateBlock checked: Sep 22, 2026 at 11:25pm

6 Beds

4 Baths

2824 sqft

513 $ /sqft

2000 built

14 days on the market

$1,449,000

Est. $6,410/mo with 20% down

Listing updated: Sep 12, 2026 at 06:38pm

EstateBlock checked: Sep 22, 2026 at 11:25pm

Photos

Exterior Front Photo of 9928 116 Street, Surrey, BC

Exterior Rear Photo of 9928 116 Street, Surrey, BC

Living Room Photo of 9928 116 Street, Surrey, BC

ROYAL HEIGHTS, OPPORTUNITY AWAITS! Situated in a great neighbourhood on a quiet street, PRIDE OF OWNERSHIP is evident throughout this 6 BD 4 BA Royal Heights GEM. Main floor boasts plenty of living space making it ideal for entertaining and features a large outdoor patio and deck with CITY & MOUNTAIN VIEWS. Above highlights 4 large bedrooms and 2 full baths. Master is complete with walk-in-closet and ensuite. BONUS: 2 Bed, 1 Bath suite with separate side entry is the perfect mortgage helper. Enjoy the private backyard and patio surrounded by mature hedges and beautiful landscaping. Central location - close to all amenities and major routes.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Freezer
Fireplace	2
Heating Type	Hot Water, Natural Gas
# of Kitchens	2
Flooring	Laminate, Tile
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
View Description	Mountain
Roof	Concrete
Structures	Residential Detached

Building Details

Price	$1,449,000
Total Bedrooms	6
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	2824
Year Built	2000
Age Of Building	26
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, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Garage Door Opener
Total Parking Spaces	6
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	6026
Lot Size Depth	Feet
Lot Size Frontage	49.2
MLS^® #	R3164041
Area	North Surrey
Neighbourhood	Royal Heights
City	Surrey
Postal Code	V3V 4A4
Gross Taxes	$6,217.4
Zoning	R3

Property Timeline

Status	Date	Price
R3164041 / Active	09-09-2026	$1,449,000
to view full Property History (2 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	14'9 x 14'9 ft
Main Level	Family Room	16'1 x 16'1 ft
Main Level	Dining Room	13'2 x 13'2 ft
Main Level	Kitchen	13'3 x 13'3 ft
Main Level	Foyer	7'4 x 7'4 ft
Main Level	Laundry	9'7 x 9'7 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#4

Listed by: Royal LePage Global Force Realty

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 1.52 km 5/10
Elementary
Royal Heights Elementary School: Below Average 0.47 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 2.16 km 7.8/10
Secondary
Purpose Independent Secondary School: Average 2.21 km 4/10

Closest Transit

Bus Stop
Westbound Grace Rd @ 117 St: 0.26 km
Skytrain
Skytrain @ New Westminster Stn: 2.18 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

47 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,434,510

—

Market conditions

Market conditions unavailable

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.18 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

14 DOM

Listed

Royal Heights avg

—

Surrey avg

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9928 116 Street has a sell-speed score of 47/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 1% above comparable active properties in Royal Heights. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V3V 4A4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3V 4A4, 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 (~2.8 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 (2 nearby)

Maple pizza, grace market · 283 m · Convenience
Surabhi store · 826 m · Convenience

Transit (1 nearby)

Bus stop northbound 114 st @ 95 ave · 947 m · Transit

Schools NearBy

22 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 333 m
Royal Heights Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	3.5 / 10	Distance 474 m
L A Matheson Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.0 / 10	Distance 1.52 KM
Cedar Hills Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.58 KM
Delview Secondary School	Public	Grades Served 8-12	Catchment Info —	6.1 / 10	Distance 1.63 KM
Prince Charles Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 1.71 KM
Gibson Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.77 KM
Kirkbride Elementary School	Public	Grades Served K-7	Catchment Info —	2.9 / 10	Distance 1.84 KM
Immaculate Conception School	Independent	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.16 KM
Immaculate Conception	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 2.19 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 2.21 KM
Senator Reid Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 2.26 KM
Devon Gardens Elementary School	Public	Grades Served K-7	Catchment Info —	5.7 / 10	Distance 2.27 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 2.34 KM
Hellings Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.55 KM
Compass Christian New West	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.59 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	0	Distance 2.61 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.64 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 2.70 KM
Queensborough Middle School	Public	Grades Served 5-8	Catchment Info —	0	Distance 2.76 KM
John Knox Christian - Secondary Campus	Independent	Grades Served —	Catchment Info —	9.2 / 10	Distance 2.78 KM
David Brankin Elementary School	Public	Grades Served K-7	Catchment Info —	4.4 / 10	Distance 2.92 KM

Pre-computed routes from 9928 116 St, Surrey, BC

9928 116 St, 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
24 min

Calculate your commute

9928 116 St, 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 Grace Rd @ 117 St (0.26 km). Walk Score Transit rating: Good Transit (52/100).

Walkability & Transit Near 9928 116 Street

Car-Dependent 56

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 52

Transit Score - Good Transit

Many nearby public transportation options

Somewhat
Bikeable 31

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 9928 116 Street

2026 assessed value, sourced from City of Surrey open data (PID 024-016-217).

Total Assessed Value (2026)

$1,553,000

2026 Value Trend

Land

$1,143,000

Buildings

$410,000

Year Built

N/A

Class

N/A

Zoning

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,143,000	$410,000	$1,553,000	—

Mortgage Calculator for 9928 116 Street

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $518

Maintenance fee 0

Financing 80% of the $1,449,000 asking price over 30 years at 4% results in approximately $6,052/month in total estimated carrying costs, $518 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.

Listing data last synced: Sep 12, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

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/month

Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $5,393/month in rental income, leaving a -$844/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 9928 116 Street, 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.