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$3,399,000

9340 PINEWELL CRESCENT

Richmond · MLS® R3157494

5 bed · 6 bath · 3,849 sq ft · 8,251 sq ft lot · 8 parking

House · Single Family · built 2026 · 50 days on market

Listed by Kevin Fan, Sutton Group-West Coast Realty (Surrey/24)

Realtor's description

This brand-new, custom-built home offers 3,849 sq. ft. of luxurious living space on an 8,251 sq. ft. lot with a triple garage. The functional open-concept layout features soaring ceilings and 4 spacious ensuited bedrooms upstairs, while the main floor includes a legal suite with a separate entrance-ideal for in-laws or as a mortgage helper. High-end finishes throughout include A/C, custom millwork and cabinetry, Miele appliances, surround sound, a smart home system, and more. Expansive windows flood the home with natural light, showcasing the sleek design and premium finishes. Ideally located in the desirable Saunders neighbourhood, just minutes from South Arm Community Centre and Garden City Shopping Centre.

Property details

Type: House, Single Family
Bedrooms: 5
Bathrooms: 6
Living area: 3,849 sq ft
Lot: 8,251 sq ft
Parking: 8
Year built: 2026
Property tax: $7,298 / yr
Days on market: 50
MLS®: R3157494

Features

Floor plans

Found among the listing photos.

Price check

Above typical for the area (+17%)

2026 assessment: $2,524,000 · asking is +35%
Price per sq ft: $883 vs $757 median for houses in Richmond for sale (596)
Last sold: $1,688,000 · Nov 8, 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 50 days · no price changes so far

The market here

Listed now: 66 days; median for 621 houses for sale; this one 50 days

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

Property tax by year

Year	Assessed	Est. tax
2026	$2,524,000	$8,931

The listing shows $7,298 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

$15,417/mo

Mortgage $14,809 · Tax $608

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

estimated payment

$14,809/ monthly

loan $2,719,200

25-year amortization

down payment20% · $679,80020%+ 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: $1,723,535
property transfer tax: $87,950; BC general rate
cash to close: $767,750; down + PTT
total paid: $4,442,735

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: $14,050/mo; vs $15,592 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $14,809 · tax $608 · 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

RichmondGoogle Maps ↗

Location

RichmondGoogle Maps ↗

Schools

Catchment schools, Richmond School District 38

Elementary Walter Lee Elementaryhomes in this catchment
400 m away · 9491 Ash St, Richmond · 604-668-6269
Secondary Matthew McNair Secondaryhomes in this catchment
600 m 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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