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$3,180,000

8080 Spires Road

Richmond · MLS® R3163595

7 bed · 8 bath · 3,695 sq ft · 8,309 sq ft lot · 6 parking

House · Single Family · built 2013 · 31 days on market

Listed by Raymond Lu, Homeland Realty

Realtor's description

Beautiful customer built executive residence sits on a private & quiet the most convenience neighborhood near Richmond Centre, featuring 3,694 square ft home, on 75.54 x 110 (8,309) sq ft. Quality built with excellent layout and attention to detail. Gourmet kitchen w/wok kitchen. High-end stainless steel appliances, 5 bedrooms all ensuite; High ceiling in entrance, living and family room with tasteful crystal chandeliers. All other must features are HRV, Central air-conditioning B/I central vacuum, Sec. system, radiant heating, garden sprinkler, 3 car garage, and many more. Two 2-bdrm suites can help you a lot for your mortgage. Walk distance to Canada line, Bus station, Richmond public market, Richmond Centre.

Property details

Type: House, Single Family
Bedrooms: 7
Bathrooms: 8
Living area: 3,695 sq ft
Lot: 8,309 sq ft
Parking: 6
Year built: 2013
Property tax: $9,402 / yr
Days on market: 31
MLS®: R3163595

Features

Central location
All

Price check

Above typical for the area (+13%)

2026 assessment: $2,788,000 · asking is +14%
Price per sq ft: $861 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 31 days · no price changes so far

The market here

Listed now: 66 days; median for 626 houses for sale; this one 31 days

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

Property tax by year

Year	Assessed	Est. tax
2026	$2,788,000	$9,865

The listing shows $9,402 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

$14,638/mo

Mortgage $13,855 · Tax $784

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

estimated payment

$13,855/ monthly

loan $2,544,000

25-year amortization

down payment20% · $636,00020%+ 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: $1,612,487
property transfer tax: $77,000; BC general rate
cash to close: $713,000; down + PTT
total paid: $4,156,487

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: $13,272/mo; vs $14,813 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $13,855 · tax $784 · 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: 771 m² (8,299 sq ft) · PID 007-449-348. 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 William Cook Elementaryhomes in this catchment
400 m away · 8600 Cook Rd, Richmond · 604-668-6454
Secondary A.R. MacNeill Secondaryhomes in this catchment
1.1 km away · 6611 No. 4 Rd, Richmond · 604-668-6212

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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