1 9680 Williams Road

20% down at 4.44% fixed (Ratehub.ca), 25 years; tax from the listing; strata fee from the listing.

rent

$2,960/mo

after all costs

−$3,142/mo

cap rate

2.0%

yearly net rent ÷ price

Costs: mortgage $5,008 · tax $353 · strata $329 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 3+ bedroom in Richmond: CMHC's average there ($2,500) raised by what new tenants pay against everyone in the Vancouver area, then down 3.5% with Vancouver's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

Catchment schools, Richmond School District 38

• Elementary James Whiteside Elementaryhomes in this catchment

  300 m away · 9282 Williams Rd, Richmond · 604-668-6209

• Secondary Hugh McRoberts Secondaryhomes in this catchment

  800 m away · 8980 Williams Rd, Richmond · 604-668-6600

From the Richmond School District 38's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.