11427 85A Avenue

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$2,288,000

11427 85A Avenue

Delta · MLS® R3177466

896

4,425 sq ft · 7,330 sq ft lot · House · Single Family · built 2022 · 4 days on market

listed by Harkaran Singh, Century 21 Coastal Realty Ltd.

realtor's description

Stunning 2022-built home offering 8 bedrooms and 9 bathrooms, thoughtfully designed for luxury, comfort, and functionality. This spacious residence features generous living areas and a versatile layout ideal for large or multi-generational families. Includes two rental suites (2-bedroom and 1-bedroom), offering excellent potential for mortgage assistance or additional rental income. A fantastic opportunity for homeowners and investors alike, combining modern construction, ample space, and income-generating potential. Don't miss this exceptional opportunity!

property details

type: House, Single Family
bedrooms: 8
bathrooms: 9
living area: 4,425 sq ft
lot: 7,330 sq ft
parking: 6
year built: 2022
property tax: $8,412 / yr
days on market: 4
MLS®: R3177466

features

Washer
Refrigerator
Dishwasher
Stove
Dryer

the market here

listed now: 61 days; median for 410 houses for sale; this one 4 days

Houses in Delta. Sale prices register 1 to 3 months after a sale closes.

property tax by year

year	assessed	est. tax
2026	$2,096,000	$8,493

The listing shows $8,412 a year in property tax.

Estimate: the BC Assessment value times Delta's residential tax rate for that year (Province of BC, local government statistics). Leaves out the home owner grant, parcel taxes and utility charges; the city's tax notice is the real figure.

monthly cost

$10,670/mo

Mortgage $9,969 · Tax $701

20% down at 4.34% fixed (Ratehub.ca), 25 years; tax from the listing.

estimated payment

$9,969/ monthly

loan $1,830,400

25-year amortization

down payment20% · $457,60020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 26, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $1,160,179
property transfer tax: $46,640; BC general rate
cash to close: $504,240; down + PTT
total paid: $2,990,579

first-time buyernewly builtforeign national

Estimates only. Rates change daily and lenders qualify at the stress-test rate. Talk to a mortgage broker before you offer. Transfer tax: 1% to $200k, 2% to $2M, 3% to $3M, 5% above. First-time buyers pay nothing on the first $500k for homes up to $835k (phasing out by $860k); newly built homes are exempt up to $1.1M (phasing out by $1.15M). Both need Canadian citizenship or permanent residence and other conditions; the 20% foreign buyer tax applies in Metro Vancouver, the Fraser Valley, the Capital Region, Central Okanagan and Nanaimo.

if you rented it out

suite rent: $1,780/mo
your cost after the suite: $9,207/mo; vs $10,845 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $9,969 · tax $701 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 1-bedroom in Delta: CMHC's average there ($1,550) raised by what new tenants pay against everyone in the Vancouver area, then down 1.5% 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.

BC rules for landlords

Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
Rent increases are capped once a year at the province's set amount. gov.bc.ca
The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca