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$1,590,000

11520 Williams Road

Richmond · MLS® R3149877

6 bed · 4 bath · 2,158 sq ft · 3,304 sq ft lot · 5 parking

House · Single Family · built 2007 · 78 days on market

Listed by Raymond Lu, Homeland Realty

Realtor's description

Very well kept and maintained custom built 2158 sq.ft. house on a 30 x 110 lot. Quality finishes with Vancouver special- like layout 6 bedrooms with 3 separate entries. 3 big bedrooms 2 baths, gourmet kitchen with island, fireplace & big deck upstairs. two suites in downstairs: 2 bedrooms suite with own laundry room and separate entrance on east side . Plus 1 bedrooms suite with separate entrance and washer & dryer on the west side. Walk to secondary school near South Arm Community Centre & McRoberts French Emmerson Secondary School, Broadmoor Shopping & minutes to Highway 99.

Property details

Type: House, Single Family
Bedrooms: 6
Bathrooms: 4
Living area: 2,158 sq ft
Lot: 3,304 sq ft
Parking: 5
Year built: 2007
Property tax: $4,947 / yr
Days on market: 78
MLS®: R3149877

Features

Central location
All

Floor plans

Found among the listing photos.

Price check

Typical for the area (-2.8%)

2026 assessment: $1,544,000 · asking is +3.0%
Price per sq ft: $737 vs $758 median for houses in Richmond for sale (600)

An estimate from public BC Assessment records, registered sales and the listings for sale right now, not an appraisal. Condition, renovations, views and lot all move real value.

Property insights

On market 78 days · no price changes so far

The market here

Listed now: 66 days; median for 626 houses for sale; this one 78 days

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

Property tax by year

Year	Assessed	Est. tax
2026	$1,544,000	$5,463

The listing shows $4,947 a year in property tax.

Estimate: the BC Assessment value times Richmond'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

$7,340/mo

Mortgage $6,927 · Tax $412

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

estimated payment

$6,927/ monthly

loan $1,272,000

25-year amortization

down payment20% · $318,00020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 10, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $806,243
property transfer tax: $29,800; BC general rate
cash to close: $347,800; down + PTT
total paid: $2,078,243

Estimates only. Rates change daily and lenders qualify at the stress-test rate; first-time-buyer and newly-built PTT exemptions aren't applied. Talk to a mortgage broker before you offer.

If you rented it out

Suite rent: $1,676/mo
Your cost after the suite: $5,973/mo; vs $7,515 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $6,927 · tax $412 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent starts at CMHC's average for a 3+ bedroom (1-bedroom for the suite) in Richmond (CMHC Rental Market Survey, October 2025). Averages include long-time tenants, so new leases usually ask more; 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

Location

Lot outline: 311 m² (3,348 sq ft) · PID 027-135-438. From ParcelMap BC; property lines are approximate, a survey is the legal boundary.

RichmondGoogle Maps ↗

Location

RichmondGoogle Maps ↗

Schools

Catchment schools, Richmond School District 38

Elementary Daniel Woodward Elementaryhomes in this catchment
300 m away · 10300 Seacote Rd, Richmond · 604-668-6296
Secondary Matthew McNair Secondaryhomes in this catchment
1.3 km away · 9500 No. 4 Rd, Richmond · 604-668-6575

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.

Good to know

Wildfire
The BC Wildfire Service rates Vancouver's wildland urban interface as risk class 5 of 5 (lowest; 1 is the highest). One wildfire of 10 hectares or more burned within 5 km since 2006: 2018 (13 ha). Some insurers price for wildfire, and FireSmart BC has a free home assessment guide.
Source: BC Wildfire Service, WUI risk class and fire perimeters

From public government maps, matched to the listing's map pin. Maps can be out of date or miss a lot line; confirm with the municipality.

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