9335 PATTERSON ROAD
Richmond, BC V6X1P8
$1,549,900
Amenities
Also listed: Laundry - In Suite
Property Details
Property & Lot
- Sub-type
- House
- Lot size
- 9,634 square feet
- Frontage
- 49.2 feet
Ownership & Fees
- Property type
- Detached House
- Ownership
- Freehold
- Annual property tax
- $6,278.87 (2025)
Interior
- Basement
- Crawl space, Unknown, Unknown
- Heating
- Forced air, Natural gas
- Fireplace
- Yes (2)
Parking
- Total spaces
- 8 — covered indicated
- Features
- Garage, RV
Listing Information
- MLS®
- R3136344
- Listed
- June 17, 2026
- Time on market
- On the market for 75 days
- Tax assessment year
- 2025
- Data last synced
- August 28, 2026
Listing provided by: Oracle Realty · Data source: CREA DDF.
Description
Potential for high-density, mid-rise, zoning on this large 9,634 sqft lot on Patterson Road, one of Richmond's most established pockets. This well maintained and very livable solid 2,866 sqft two-storey offers 4 beds, 3 baths over two bright levels with 8-ft ceilings. The main floor flows from foyer to generous living, dining and family rooms, plus a kitchen with sunny eating area, two fireplaces, and a near 29-ft patio for year-round entertaining. Upstairs you'll find a primary with ensuite, three more bedrooms, full bath, and a massive rec room with a wet bar. Double garage and ample storage and a massive backyard. Move-in ready yet full of potential in a top school catchment. Hold, renovate, or build - the choice is yours. Homes this size and location rarely last. (id:63159)
Values & Trends
This listing
$541/sqft
Building average
—
No other active listings in this building
Richmond average
$809/sqft
621 active listing(s)
Per-stall/locker dollar values aren't itemized in our data source — shown as included/not indicated only, not a fabricated estimate. $/sqft averages are computed live from other active listings, not a third-party model.
Detached (House) Market Stats — Richmond
Monthly figures from the Fraser Valley Real Estate Board for Richmond detached (house)listings — not specific to this property.
MLS® HPI Benchmark Price
$1,911,700
Jul 2026
Average Sale Price
$1,917,898
Jul 2026
Monthly Sales
63
Jul 2026
Active Listings
612
Jul 2026
Sales-to-Active Ratio
10.0%
Jul 2026
Median Days to Contract
27 days
Jul 2026
MLS® HPI Benchmark Price
Source: Fraser Valley Real Estate Board (FVREB).
Location Insights
Weather
15°C
Clear
Humidity 100%
Wind NW 5 km/h
Tonight
14°
Tuesday
21°
Tuesday night
16°
Wednesday
19°
Wednesday night
14°
Thursday
17°
Source: Environment and Climate Change Canada.
Population
209,937
(2021 Census)
+5.9% since 2016
Density: 1,629.1/km²
Dwellings: 85,035
Median household income: $79,000
After-tax: $71,000
Immigrant population: 60.3%
Top countries of origin (% of total population)
- China22.1% · 46,490
- Hong Kong11.6% · 24,340
- Philippines6.5% · 13,570
- Taiwan3.7% · 7,745
- India2.6% · 5,380
- United Kingdom1.1% · 2,210
- United States of America0.8% · 1,600
- Viet Nam0.7% · 1,510
Source: Statistics Canada, 2021 Census of Population.
Location Accessibility
Our own metric — not an official Walk Score®.
Amenities
52
7/9 categories nearby
Transit
33
5 stop(s) within 800m
How this is calculated
Amenities: points awarded per category (restaurants, cafes, grocery, parks, shopping, gyms, pharmacies, banks/ATMs, healthcare) based on distance to the nearest one — 3 points under 200m, 2 points under 500m, 1 point under 800m — summed across all 9 categories and scaled to 0–100.
Transit: based on the number of transit stops within 800m and their mode (SkyTrain weighted highest, then streetcar/ferry, then bus). This reflects stop type and count only — our data doesn't include how often a route actually runs, so frequency is never factored in.
Both scores depend on how much of the surrounding area has been synced from OpenStreetMap and TransLink's GTFS feed. A lower score can mean fewer amenities nearby, or simply that this area hasn't been fully synced yet — not a confident measurement of the location itself.
Nearby Schools
| School | Type | Distance |
|---|---|---|
| R. C. Talmey Elementary | Elementary | 356 m |
| Chaoyin Bilingual School(Independent) | Elementary | 708 m |
| City Vancouver Academy(Independent) | Secondary | 888 m |
| Tomsett Elementary | Elementary | 897 m |
| Robert J Tait Elementary | Elementary | 975 m |
| Maple Hill School(Independent) | Secondary | 1.3 km |
| Canada Star Secondary School(Independent) | Secondary | 1.7 km |
| Windsor Hall(Independent) | Middle | 1.8 km |
Schools shown by distance from this property. This does not indicate school catchment or enrollment eligibility — contact the school district to confirm catchment boundaries.
Nearby Transit
| Stop | Type | Distance |
|---|---|---|
| Westbound Bridgeport Rd @ Gage Rd | — | 182 m |
| Eastbound Bridgeport Rd @ Gage Rd | — | 186 m |
| Eastbound Bridgeport Rd @ Great Canadian Way | — | 219 m |
| Northbound Garden City Rd @ Capstan Way | — | 350 m |
| Northbound Great Canadian Way @ Beckwith Rd | — | 367 m |
Nearby Places
Restaurants (5+)
- Happy Hong Kong Restaurant · 9260 Bridgeport Road135 m
- Shanghai Wonderful Restaurant · 9260 Bridgeport Road156 m
- Pho Han Restaurant391 m
- Ba Ba Tang · 9111 Beckwith Road391 m
- Manzo Japanese Restaurant · 9020 Capstan Way402 m
Cafes (5+)
- Boson Coffee385 m
- Tim Hortons · 9731 Bridgeport Road413 m
- Starbucks · 8525 Sea Island Way608 m
- CHAYAN · 8328 Capstan Way714 m
- Wahaha Tea · 8328 Capstan Way738 m
Grocery (3)
- Foody World · 3000 Sexsmith Road404 m
- Sungiven Foods · 9771 Bridgeport Road536 m
- 2000 Supermarket · 8388 Capstan Way692 m
Parks (4)
- Ketcheson Neighbourhood Park · 3233 Ketcheson Road353 m
- Talmey Neighbourhood School Park · 4500 Kilby Drive364 m
- Unnamed572 m
- Capstan Neighbourhood Park690 m
Shopping (1)
- Pacific Plaza · 8888 Odlin Crescent797 m
Gyms (4)
- Boson fitness · 9111 Beckwith Road400 m
- Ethan Fitness Centre600 m
- Top Level Performance Institute · 8711 Beckwith Road660 m
- Club 16 Trevor Linden Fitness · 10251 Saint Edwards Drive791 m
Pharmacies (1)
- Costco Pharmacy324 m
Nearby places data: © OpenStreetMap contributors.
School district: Richmond (SD38)
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Mortgage & Ownership Cost Calculator
Minimum required: 20.0% ($309,980) — 5% under $500K, 10% up to $1.5M, 20% at/above $1.5M.
Financial Ledger
Rates based on Bank of Canada benchmark data.
Financial Summary
Cash Needed at Closing
Minimum down payment: 5% on the first $500,000, 10% on the portion up to $1.5M, 20% at/above $1.5M. Stress test: OSFI's minimum qualifying rate, the greater of contract rate + 2% or 5.25% — this is what lenders require you to qualify at, not what you'll actually pay. Closing costs are a typical-range estimate, not a quote — actual legal fees vary. Verify all figures with a mortgage broker and lawyer before relying on them.