11825 82 Avenue

Delta · MLS® R3177507

652

2,460 sq ft · 3,245 sq ft lot · House · Single Family · built 2026 · 5 days on market

listed by Sunny Bhangu, LPT Realty ULC

realtor's description

Welcome to this BRAND NEW 6-bedroom & 4-bathroom duplex (NO STRATA FEE) in the heart of North Delta, thoughtfully designed with modern finishes, a functional floor plan, and quality craftsmanship throughout. This beautiful home offers separate living & family areas, a contemporary kitchen with sleek cabinetry and premium finishes, generously sized bedrooms, and an abundance of natural light. Also comes with a two-bedroom LEGAL SUITE, providing an excellent mortgage helper or additional space for extended family. Close to schools, parks, shops, transit & all other amenities.

property details

type: House, Single Family
bedrooms: 6
bathrooms: 5
living area: 2,460 sq ft
lot: 3,245 sq ft
parking: 2
year built: 2026
days on market: 5
MLS®: R3177507

features

Washer
Refrigerator
Dishwasher
Stove
Dryer

the market here

listed now: 61 days; median for 410 houses for sale; this one 5 days

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

monthly cost

$5,663/mo

Mortgage $5,663

20% down at 4.34% fixed (Ratehub.ca), 25 years.

estimated payment

$5,663/ monthly

loan $1,039,910

25-year amortization

down payment20% · $259,97820%+ 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: $659,136
property transfer tax: $23,998; BC general rate
cash to close: $283,976; down + PTT
total paid: $1,699,046

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: $2,020/mo
your cost after the suite: $3,980/mo; vs $5,838 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $5,663 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 2-bedroom in Delta: CMHC's average there ($1,787) raised by what new tenants pay against everyone in the Vancouver area, then down 0.8% 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

location

DeltaGoogle Maps ↗

schools

Catchment schools, Delta School District 37

Elementary McCloskey Elementaryhomes in this catchment
800 m away · 11531 80 Ave, Delta · 604-596-9554
Secondary North Delta Secondaryhomes in this catchment
900 m away · 11447 82 Ave, Delta · 604-596-7471

From the Delta School District 37'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.

development nearby

Rezoning for a 6 storey, 53 unit building
300 m away · 2025 · under review
Rezoning from C-8 to CD (Based on RM-70 C-5); OCP Text Amendment from 1.5 FAR to 2.47 FAR; Subdivision Consolidation from 2 lots to 1 lot; Form Character Development Permit to permit one six storey apartment building with 53 residential units and 1 823.29 sq. m of commercial space.

Applications filed with the city, active or decided in the last 3 years, measured from the listing's map pin. An application isn't an approval; the city's page has the current details. Source: City of Surrey development applications.

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