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$2,580,000

5631 CLEARWATER DRIVE

Richmond · MLS® R3123029

5 bed · 6 bath · 3,542 sq ft · 7,193 sq ft lot · 6 parking

House · Single Family · built 2007 · 150 days on market

Listed by Kai Zhao, Royal Pacific Realty Corp.

Realtor's description

Deluxe home in West Richmond. High ceiling in grand foyer, living & dining room. Top of the line stainless appliances, granite counter tops, steam bath and extra bedroom on main, huge crystal chandeliers, crown mouldings throughout. Central Air Conditioning, HRV, security system with camera, electric gate, paving stone driveway and lots more. School catchment: Mckay Elementary, Burnett Secondary, and Macmath French Immersion Secondary. 1 suit at main floor could be additional mortgage helper.

Property details

Type: House, Single Family
Bedrooms: 5
Bathrooms: 6
Living area: 3,542 sq ft
Lot: 7,193 sq ft
Parking: 6
Year built: 2007
Property tax: $8,917 / yr
Days on market: 150
MLS®: R3123029

Features

Price check

Typical for the area (-3.9%)

2026 assessment: $2,507,000 · asking is +2.9%
Price per sq ft: $728 vs $758 median for houses in Richmond for sale (592)
Last sold: $2,610,000 · Feb 14, 2023

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 150 days · no price changes so far

The market here

Listed now: 66 days; median for 617 houses for sale; this one 150 days

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

Property tax by year

Year	Assessed	Est. tax
2026	$2,507,000	$8,871

The listing shows $8,917 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

$11,984/mo

Mortgage $11,241 · Tax $743

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

estimated payment

$11,241/ monthly

loan $2,064,000

25-year amortization

down payment20% · $516,00020%+ 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: $1,308,244
property transfer tax: $55,400; BC general rate
cash to close: $571,400; down + PTT
total paid: $3,372,244

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.

Location

Lot outline: 668 m² (7,190 sq ft) · PID 004-172-191. 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 Donald E McKay Elementaryhomes in this catchment
600 m away · 7360 Lombard Rd, Richmond · 604-668-6470
Secondary J.N. Burnett Secondaryhomes in this catchment
1.2 km away · 5011 Granville Ave, Richmond · 604-668-6478

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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