9400 PATTERSON ROAD
Richmond, BC V6X1R1
$1,388,000
Property Details
Property & Lot
- Sub-type
- House
- Lot size
- 7,679 square feet
- Frontage
- 63.1 feet
Ownership & Fees
- Property type
- Detached House
- Ownership
- Freehold
- Annual property tax
- $5,743 (2025)
Interior
- Basement
- Unfinished, Full, Unknown
- Heating
- Forced air, Natural gas
- Fireplace
- None
Parking
- Total spaces
- 2
Listing Information
- MLS®
- R3141110
- Listed
- June 30, 2026
- Time on market
- On the market for 63 days
- Tax assessment year
- 2025
- Data last synced
- August 28, 2026
Listing provided by: Real Broker · Data source: CREA DDF.
Description
A rare find in one of Richmond's most convenient locations. This charming 1940s original sits on a generous 64 x 119 ft lot on a quiet, established street where many neighbours have called home for over 50 years. The home itself is a true vintage, completely original, full of character, and brimming with potential. Four bedrooms, two bathrooms, a unique loft space, and an oversized deck that makes the most of the outdoor space. A blank canvas waiting for your vision. 7 minutes from Vancouver. Hwy 99 north and south, Highway 91, Costco, Aberdeen Centre, Lansdowne Mall, and some of the best dining in Richmond. Canada Line access means downtown Vancouver and YVR are an effortless ride away. Whether you're a family looking to renovate and put down roots, or a buyer who simply wants in on one of Richmond's best neighbourhoods, this is your opportunity. (id:63159)
Values & Trends
This listing
$535/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 | 294 m |
| Chaoyin Bilingual School(Independent) | Elementary | 683 m |
| Tomsett Elementary | Elementary | 834 m |
| City Vancouver Academy(Independent) | Secondary | 845 m |
| Robert J Tait Elementary | Elementary | 998 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 |
|---|---|---|
| Eastbound Bridgeport Rd @ Gage Rd | — | 232 m |
| Westbound Bridgeport Rd @ Gage Rd | — | 241 m |
| Eastbound Bridgeport Rd @ Great Canadian Way | — | 280 m |
| Northbound Garden City Rd @ Capstan Way | — | 330 m |
| Southbound Garden City Rd @ Capstan Way | — | 371 m |
Nearby Places
Restaurants (5+)
- Happy Hong Kong Restaurant · 9260 Bridgeport Road192 m
- Shanghai Wonderful Restaurant · 9260 Bridgeport Road205 m
- Pho Han Restaurant357 m
- Manzo Japanese Restaurant · 9020 Capstan Way369 m
- Van. Tea Cafe · 150-9020 Capstan Way388 m
Cafes (5+)
- Tim Hortons · 9731 Bridgeport Road426 m
- Boson Coffee449 m
- Starbucks · 8525 Sea Island Way643 m
- CHAYAN · 8328 Capstan Way712 m
- Wahaha Tea · 8328 Capstan Way733 m
Grocery (4)
- Foody World · 3000 Sexsmith Road447 m
- Sungiven Foods · 9771 Bridgeport Road540 m
- 2000 Supermarket · 8388 Capstan Way685 m
- Super G Market · 9780 Cambie Road778 m
Parks (4)
- Talmey Neighbourhood School Park · 4500 Kilby Drive300 m
- Ketcheson Neighbourhood Park · 3233 Ketcheson Road363 m
- Unnamed589 m
- Capstan Neighbourhood Park709 m
Shopping (1)
- Pacific Plaza · 8888 Odlin Crescent757 m
Gyms (4)
- Boson fitness · 9111 Beckwith Road463 m
- Ethan Fitness Centre655 m
- Top Level Performance Institute · 8711 Beckwith Road715 m
- Club 16 Trevor Linden Fitness · 10251 Saint Edwards Drive746 m
Pharmacies (1)
- Costco Pharmacy387 m
Nearby places data: © OpenStreetMap contributors.
School district: Richmond (SD38)
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Mortgage & Ownership Cost Calculator
Minimum required: 8.2% ($113,800) — 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.