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$1,810,000

2780 CULTUS COURT

Coquitlam · MLS® R3169201

6 bed · 4 bath · 3,602 sq ft · 6,864 sq ft lot · 5 parking

House · Single Family · built 1986 · 14 days on market

Listed by Catherine Song, RE/MAX City Realty

Realtor's description

This stunning River Heights home offers exceptional privacy on a cul-de-sac backing onto a greenbelt. Beyond elegant formal spaces and a custom granite kitchen, this residence features over $100,000 in premium upgrades for long-term reliability. Major improvements include a new roof (2024), Poly-B piping replacement (Dec 2025), high-efficiency heat pump and AC system (Dec 2025), and hot water tank (2022). Additional upgrades include a Tesla charger, new refrigerator, and new washer and dryer. Upstairs offers four spacious bedrooms, including a refined primary suite, while the fully self-contained two-bedroom mortgage helper below adds flexibility and income potential. A rare turn-key opportunity in a sought-after location, combining privacy, quality upgrades, and strong long-term value.

Property details

Type: House, Single Family
Bedrooms: 6
Bathrooms: 4
Living area: 3,602 sq ft
Lot: 6,864 sq ft
Parking: 5
Year built: 1986
Property tax: $6,752 / yr
Days on market: 14
MLS®: R3169201

Features

Cul-de-sac
Private setting
All
Refrigerator

Floor plans

Found among the listing photos.

Price check

Below typical for the area (-15%)

2026 assessment: $1,889,000 · asking is -4.2%
Price per sq ft: $502 vs $592 median for houses in Coquitlam for sale (441)

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 14 days · no price changes so far

The market here

Listed now: 57 days; median for 457 houses for sale; this one 14 days

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

Property tax by year

Year	Assessed	Est. tax
2026	$1,889,000	$7,276

The listing shows $6,752 a year in property tax.

Estimate: the BC Assessment value times Coquitlam'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

$8,449/mo

Mortgage $7,886 · Tax $563

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

estimated payment

$7,886/ monthly

loan $1,448,000

25-year amortization

down payment20% · $362,00020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 9, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $917,799
property transfer tax: $34,200; BC general rate
cash to close: $396,200; down + PTT
total paid: $2,365,799

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: $1,708/mo
Your cost after the suite: $7,052/mo; vs $8,624 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $7,886 · tax $563 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent starts at CMHC's average for a 3+ bedroom (1-bedroom for the suite) in Coquitlam (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