13 – 9800 Granville Ave (The Grand Garden), Richmond, BC V6Y 1R3
The asking price is clearly below market, but clear three issues first and hold a C$1.0M ceiling
Main reason: Based on 2026 sales in the complex and nearby, this unit's fair market value is about C$960K–1.05M. At C$899,000 it is 20.7% below the government assessment, and 18% below the July sale of #12 in the same complex (C$1.10M; #12 is larger and has a double garage). The overall market does not explain a gap this size: GVR's Richmond townhouse benchmark for Sept 2026 is down only 2.3% year over year. The basics are solid: 7 years old, corner unit, air conditioning, low strata fee.
Three things must be cleared first:
- Three conflicting floor areas: BC Assessment strata area 1,147 sf; previous listing 1,416 sf; current listing 1,500 sf.
- Is the ground-floor "bedroom/office" legal living space? The previous listing called it a rec room. City planning documents show this complex was required to register a covenant prohibiting conversion of tandem garages into living space.
- This is the third listing in 2026; the price fell from C$1.238M to C$899K in six months (−27%). Find out why: an offer-date strategy, a motivated seller, or a known problem. The current owner bought in October 2022 for C$1,166,888; the asking price is about 23% below that.
If the documents come back clean, this is a price worth competing for. If it goes to multiple offers, the value-based recommendation is not to exceed C$1,000,000.
Labels: Confirmed traceable source; Lead, unconfirmed signs exist but no formal document yet; Standard check routine for this property type, not a known problem. Risk level: High Medium Low.
No buying criteria (budget, bedrooms, parking, home office, etc.) were provided, so none are assumed. See "Who it suits" for a general assessment only.
1. Property facts (including conflicts)
| Item | Data | Source | Notes / conflicts |
|---|---|---|---|
| Type | 3-storey strata townhouse (18-unit complex, The Grand Garden) | Zillow / BCA / City documents | City documents: 18 units in 4 triplexes + 3 duplexes |
| Tenure | Freehold strata; Strata Lot 13, Plan EPS5559; PID 030-670-276 | BC Assessment | Not leasehold |
| Age | Built 2019 (first transfers Mar–May 2019) | BCA / REW transfer records | condos.ca says "developed 2018" (development year) |
| Position | Corner unit with private side garden | Listing | Photos of the "13" door place it in the south row. The floorplan and balcony photos suggest the west end of the south row's east building. The previous listing reportedly said "light on north, east and south sides", which conflicts with the floorplan's west-side windows. To be verified |
| Interior area | 1,500 sf (lower 302 / main 605 / upper 593) | Current floorplan (Rev Studio measurement) | Major conflict The three figures differ by up to 353 sf (~31%). None should be taken as fact without checking strata plan EPS5559. See R1 |
| 1,416 sf | Previous listing R3134724 (2026-06) | ||
| 1,147 sf (strata area) | BC Assessment | ||
| Other areas | Garage 301 sf, balcony 66 sf | Floorplan | The 1,500 sf figure excludes garage and balcony |
| Bedrooms | Current listing: 4; previous listing: 3 + rec room; BCA: 3 | Zillow / previous listing / BCA | Conflict The 4th bedroom is the ground-floor 9'10"×14' room. See R2 |
| Bathrooms | 2.5 (floorplan); Zillow says 3 (2 full + 1 half); BCA says 3 | — | Actually 2 full + 1 half: two upstairs with tubs, a powder room on the main floor. No bathroom on the ground floor |
| Parking | Single garage (13'9"×20'7", wider than a typical single), 1 space total | Floorplan / Zillow | 11 units in the complex have tandem garages; #12 has a double side-by-side. This unit has only 1 space |
| Heating / cooling | Radiant floor heating + split A/C (condenser on the balcony) | Listing / photos | — |
| Renovations | 2023: new flooring throughout, repainted, new washer/dryer; 2026: some kitchen plumbing and faucets replaced | Listing description | Note The unit changed hands in October 2022 and was renovated the next year, which may simply be the new owner's taste. The 2026 wording is only "selected kitchen plumbing and faucets". Same-type #17 was also listed in 2024 as renovated throughout. Cause unconfirmed; see R7 |
| Strata fee | C$433/month (Zillow); condos.ca says C$433.47 | Zillow / condos.ca | #12 pays C$514.02. C$0.29/sf on 1,500 sf is low. See R6 |
| Property tax | C$3,937 (2025) | Zillow / MLS | — |
| Pets | "Yes With Restrictions" | MLS (via third-party sites) | Check the bylaws for number and size limits |
| Rentals / age | Not obtained | — | Since 2022, BC strata rental-restriction bylaws are largely unenforceable; age restrictions are only allowed for 55+ |
2. Background and potential risks
Format: finding → evidence → impact on buyer → risk level → how to verify. Finding nothing negative online does not mean there is no problem. The Form B, minutes, depreciation report and other strata documents were not obtained for this report.
| # | Finding | Evidence | Impact on buyer | Level | How to verify |
|---|---|---|---|---|---|
| R1 | Confirmed Floor area differs by up to 31% across three sources: 1,147 / 1,416 / 1,500 sf | BC Assessment; previous listing R3134724; current floorplan | Affects price per sf, resale and appraisal. If the legal area is about 1,150 sf, the "bargain" look based on 1,500 sf is overstated | High | Get strata plan EPS5559 (LTSA) and compare Strata Lot 13's area; ask Rev Studio how they measured; compare same-type units #14–#18 |
| R2 | Lead, unconfirmed The ground-floor "bedroom/office" (9'10"×14' + walk-in closet) may have been part of a tandem garage, or a designed rec room. 1,500 − 1,147 ≈ the 302 sf ground floor; BCA and the previous listing both count only 3 bedrooms | City 2014 rezoning report and 2016 DP minutes: 11 tandem garages, plus a required covenant "prohibiting conversion of tandem garages into habitable space". Same-type #17 was also listed in 2024 as 4 bed, 1,508 sf, and #18 as 1,513 sf, so the "4 bed / ~1,500 sf" description is not unique to #13 | If unauthorized: the strata or City could require it to be reversed; insurance may be affected; the 4-bedroom selling point fails; it must be disclosed on resale. If it is the original design, no issue | High | Pull the title charges (covenant numbers); get the original DP / building drawings and permits; ask the strata for any alteration approvals and whether same-type units such as #17 have the same ground-floor room; inspect the room's walls, floor level, window and heating for signs of conversion |
| R3 | Confirmed Listed three times in 2026: April C$1,238,000 (terminated) → June C$1,198,000, then C$1,168,000 (expired) → September C$899,000. The current owner bought on 2022-10-03 for C$1,166,888; the ask is C$267,888 (about 23%) below that | strawhomes / condos.ca listing history; previous listing page; Realtylink sale history | Could be deliberate under-pricing, a motivated seller, or an undisclosed issue. An offer date could push the final price above asking | Medium | Ask the agent: is there an offer date? Why is the seller motivated? Any offers already? Did any deal collapse during the earlier listings (e.g. after inspection)? |
| R4 | Confirmed (planning requirement) The driveway and internal lane must carry a public right-of-passage SRW. Vehicles and garbage trucks for Amberwood next door (9880 Granville, 7 units, on sale in 2026) use this complex's driveway. There are cross-access easements and a shared garbage room, with maintenance costs shared | City 2014 rezoning report; 2018 DP report for 9880 Granville; condos.ca Amberwood page | More traffic on the internal lane; cost-sharing affects strata fees; possible damage or disputes during construction. At the inferred position, #13's west side and north balcony both face the lane | Medium | Check the SRW / easement documents on title; get the cost-sharing agreement; review minutes for disputes or claims involving Amberwood |
| R5 | Standard check 2-5-10 warranty: 2-year expired about 2021, 5-year envelope about 2024, 10-year structural runs to about early 2029 | Estimated from first-transfer dates; warranty provider not found | Envelope or leak problems are no longer covered; the strata or owner pays | Medium | Search the BC Housing New Homes Registry by address or EPS5559 for the provider and start date; check minutes for envelope or leak reports |
| R6 | Standard check A strata fee of C$433/month is low. Contingency reserve fund (CRF), depreciation report and insurance deductibles are unknown | Zillow / condos.ca | A low fee can mean an underfunded reserve and future special levies (roof, exterior paint, lane, shared driveway) | Medium | Form B (CRF balance, special levies, litigation); last two years of AGM / council minutes; depreciation report; insurance certificate (water-damage deductible) |
| R7 | Lead, unconfirmed A 2019 building with new flooring, paint and washer/dryer in 2023, and "selected kitchen plumbing and faucets upgraded" in 2026. Timeline: sold 2022-10 → renovated 2023. Same-type #17's 2024 listing also says "Renovated throughout" | Current listing description (REALTOR.ca wording); Realtylink / Rennie sale records; Heidi Lin and condos.ca #17 listing; outside second opinion (see R7 follow-up below) | Both explanations fit: (1) the new owner replaced the original carpet and flooring as a matter of taste, with no building defect; (2) a leak, water damage or tenant wear. The 2026 wording is narrow; there is no evidence of whole-unit re-piping, a burst in-wall pipe or radiant-tube replacement. Public searches found no multi-unit leaks, common plumbing defects or decisions for the complex | Medium | Ask the seller in writing for the scope, cause, any leaks or insurance claims, plus invoices and before/after photos; ask the strata manager whether the #13 and #17 work relates to any complex-wide problem; request the PDS; specify inspection locations and a moisture meter; check boiler and hot-water tank service records |
| R8 | Confirmed (area-wide) All of Richmond is in the floodplain. This project was required to register a Flood Indemnity covenant | City flood FAQ; Bylaw 8204; rezoning report | Insurance premiums and availability (overland flood); extreme-event risk | Medium | Get insurance quotes; check whether the strata policy covers flood / overland water |
| R9 | Standard check Fraser delta earthquake liquefaction risk | Richmond Fire-Rescue | Applies to the whole area; this is a 2019 building | Low–Med | Check the earthquake deductible on the strata policy |
| R10 | Inferred YVR aircraft noise: planning documents required no aircraft-noise covenant or acoustic report, so the site is likely outside the ANSD area (NEF < 25) | 2014–2018 City reports; 2004 ANSD policy | Some flight noise, but not a high-noise area | Low | Check title charges for a noise covenant; listen for aircraft during the viewing |
| R11 | Confirmed Directly across from the A.R. MacNeill Secondary / Anderson Elementary campus. In 2016 the school objected on safety and traffic grounds to the driveway lining up with the school's | 2016 DP minutes; OSM | Possible congestion at the driveway at school start and finish; the south row is buffered from Granville by the front row | Low–Med | Visit on a weekday, 8:15–8:45 and 14:45–15:15 |
| R12 | Confirmed Only 1 parking space; narrow internal lane, limited visitor parking | Floorplan / Zillow | Inconvenient for two-car households; narrows the buyer pool on resale | Medium | Ask how many visitor stalls there are and the parking bylaws |
| R13 | Standard check Nearby development: 9511 Granville, 12 units (~300 m); 7371 No. 4 Rd, 19 units (~400 m). The 2050 OCP limits high density to within 800 m of Canada Line stations; this site is about 1.6 km away | City rezoning reports; 2050 OCP | Minor impact, mainly construction traffic | Low | Richmond development applications map |
| R14 | Standard check Builder, warranty provider, CRT decisions, litigation: not found online (the CRT site was not accessible; CanLII not fully searched) | — | Not found does not mean none exist. "Building risk" pages such as SearchStrata are modelled from age and unit count and are not evidence | Unknown | Form B item (j) (litigation); search CRT and CanLII for "EPS5559" and the complex name |
R7 follow-up: why the 2023 / 2026 work was done (incorporating an outside second opinion)
- Other units in the complex: #17's 2024 listing clearly says renovated throughout: newer flooring, fresh paint, kitchen cabinets, quartz counters, tile backsplash and wood panelling. #17 was also advertised for rent at one point. The listings for #18 (2024), #1 (2025) and #12 (2026) do not mention water-damage repairs or re-piping. Not mentioning a leak is not proof there was none.
- #13 timeline: sold 2022-10-03 for C$1,166,888, completed 2022-11-21, renovated in 2023. The 2022 listing showed laminate, carpet and mixed flooring. A new owner unifying the flooring and repainting is a reasonable explanation that involves no building defect (an inference, not confirmed by the seller). Replacing the washer and dryer together does not by itself show there was a leak.
- 2026 scope: the REALTOR.ca wording is "selected kitchen plumbing and faucets upgraded in 2026". It does not say the unit was re-piped, that an in-wall pipe burst, or that radiant tubing was faulty, and it does not say whether the work was under-sink connections, supply lines, drain fittings or in-wall pipes. For now the 2023 flooring and the 2026 kitchen work cannot be linked as cause and effect.
- Complex-wide problems: public searches by address, complex name and EPS5559 found no multi-unit leak complaints, common plumbing defects or decisions. However, the CRT and CanLII searches could not be completed, and strata minutes, repair invoices, insurance incident records and engineering reports were not obtained.
- Ask the seller (in writing): Was the 2023 flooring and paint a matter of taste, wear of the original materials, or related to a leak or flood? Was only the floor finish replaced, or also subfloor, drywall or ceilings? Exactly which kitchen plumbing was replaced in 2026? Was there any drip, seepage or pressure problem before? Are the two jobs related? Was anything claimed on strata or personal insurance? Please provide invoices and before/after photos.
- Ask the strata manager (naming #13 and #17): Has the complex had supply-line, fitting, radiant-heat, roof or envelope leaks affecting more than one unit? Was the work at #13 (2023) and #17 (2024) related to any known water damage, warranty claim or strata repair? The aim is to separate "owner's own renovation" from "repairs caused by a common problem".
- Assessment: treat this as an issue that needs a documented explanation, not proof that the complex leaks; equally, the lack of negative news online does not rule it out. What is missing: the 2023 / 2026 invoices, strata records covering 2023, and a written reply from the strata manager.
Source: outside second opinion (ChatGPT conversation "查樓盤維修原因", 2026-10-03). This report re-checked the #13 sale price (Realtylink) and #17's renovation description (Heidi Lin site); the #18, #1 and #12 descriptions and the #17 rental ad were not individually re-checked.
Sale and listing history
A. Unit #13
| Date | Event | Resale | Price (C$) | Notes |
|---|---|---|---|---|
| 2017-08-02 | Sold (presale) | New (1st owner) | 909,800 | Before the 2019 completion, so likely the presale contract date. 2019 first transfers in the complex were about 886,800–1,223,800 |
| 2021-02-14 | Sold (resale) | 1st resale (2nd owner) | 979,800 | Previous owner held about 2 years from the 2019 completion |
| 2022-10-03 | Sold (current owner), R2726618 | 2nd resale (3rd owner, current) | 1,166,888 | Completed 2022-11-21 (Rennie). Flooring then: laminate / carpet / mixed. Previous owner held only about 20 months |
| 2023 | Renovation | — | — | Flooring throughout, paint, washer/dryer; see R7 |
| 2026 | Renovation | — | — | Selected kitchen plumbing and faucets |
| 2026-04-01 | Listed as R3106461 | Not sold | 1,238,000 | Terminated 2026-06-10 |
| 2026-06-09/10 | Relisted as R3134724 | Not sold | 1,198,000 → 1,168,000 | Marketed as 3 bed + rec room, 1,416 sf; expired around mid-September |
| 2026-09-28 | Listed as R3170217 (current) | If sold, the 3rd resale | 899,000 | Marketed as 4 bed, 1,500 sf; open houses Oct 3–4 |
Resales are counted from Realtylink's MLS sale records. Private sales, transfers between family members, and any presale assignment in 2017–2019 do not go through MLS and would not show. The LTSA title history pulled by your lawyer is the definitive record.
Interpretation: The current owner bought in October 2022 (early in the rate-hike cycle, near the price peak) for C$1,166,888. The C$899,000 ask is C$267,888 (about 23%) below that, before commissions, property transfer tax and the 2023 renovation. The market fell far less: same-type #16 and #17 still sold for C$1.20–1.22M in 2024, and #12 sold for C$1.10M in July 2026. The first two 2026 listings asked C$1,168,000–1,238,000, close to the purchase price; the larger #12 was asking only C$1,188,000 at the time and sold for C$1,100,000, so it is no surprise #13 didn't sell. The current price is a big reset, about 10%–15% below the market evidence. A seller willing to take a large loss supports the "motivated seller or offer-date strategy" reading, but an undisclosed problem cannot be ruled out, so clear R1, R2 and R7 together. #13 has also sold three times since 2017 and may have been investor-owned; ask whether it has been rented out. Sources: Realtylink.org sale history, Rennie, strawhomes, condos.ca (third-party MLS data, not official records).
B. Resales in the complex (The Grand Garden)
| Unit | Date | Price (C$) | Previous sale | Notes |
|---|---|---|---|---|
| #12 | 2026-07-16 | 1,100,000 | 2019-03 new 1,138,800 | Larger type, double garage, tenanted; asked 1,188,000, sold in 16 days |
| #1 | 2025-02-18 (MLS) / 2025-04-09 (transfer) | 1,208,000 | 2019-04 new 886,800 | Front row; asked 1,279,900, sold in 14 days |
| #16 | 2024-09-26 (transfer) | 1,220,000 | 2019-03 new 910,800 | Same smaller type |
| #17 | 2024-08-22 (MLS) / 2024-09-27 (transfer) | 1,200,000 | 2022-06 1,218,000 | Same smaller type; asked 1,218,000, sold in 15 days; listed as 4 bed, 1,508 sf, renovated throughout |
| #18 | 2024-08 → 2024-12-06 | Not sold | — | Asked 1,279,000, terminated; 1,513 sf |
| #4 | 2023-11-21 (transfer) | 1,200,000 | 2021-02 948,000 | — |
| #17 | 2022-06-24 (transfer) | 1,218,000 | 2019-03 new 889,800 | 2022 peak |
| #8 | 2022-05-30 (transfer) | 1,360,000 | 2019-05 new 1,223,800 | 2022 peak; larger type |
| #9 | 2021-06-01 (transfer) | 1,160,000 | 2019-05 new 1,110,800 | Larger type |
| #4 | 2021-02-01 (transfer) | 948,000 | — | — |
| #5 | 2021-01-20 (transfer) | 947,000 | — | Only record shown on REW |
Observations: (1) Same-type #16 and #17 sold for C$1.20–1.22M in 2024; adjusted by the GVR benchmark to September 2026 that is about C$1.07–1.09M (see valuation method 4). (2) Units bought at the 2022 peak have since had to sell lower: #17 bought for C$1.218M in 2022 and sold for C$1.20M in 2024; #13's ask is 23% below its 2022 price, a much bigger drop than other units. (3) This 18-unit complex has had at least 11 resales since 2021 (including two of #13), a fairly high turnover. Check the share of rentals and investors in Form B and the minutes.
"Transfer" dates are LTSA registration dates (via REW, verified by BC Assessment); "MLS" dates are sale dates (condos.ca / Realtylink), usually 1–2 months earlier. REW shows records only for some units; #3, #6, #7, #10, #14, #15 and #18 show none, which does not mean no sales. #12's 2026 sale is not yet on REW.
3. Is the asking price reasonable?
A. Comparable sales
Sales in the same complex are weighted most. With few recent 3-storey, newer comps nearby, the search was widened to McLennan South / City Centre, 2025–2026 sales, and townhouses built 2002–2022. For consistency, price per sf uses the BC Assessment strata area (#12 has listing area only). The "assessment ratio" = sale price ÷ 2026 BCA total value, which avoids the area-definition problem. Distances are approximate straight-line.
| Address / unit | Distance | Sale date | Price C$ | Area sf | C$/sf | Ratio | Key differences | Weight |
|---|---|---|---|---|---|---|---|---|
| #12 – 9800 Granville (same complex) | Next door | 2026-07-16 | 1,100,000 | 1,443* | 762* | 0.88 | Double side-by-side garage, larger; tenanted; sold in 16 days; BCA value ~10% above #13 | Highest |
| #1 – 9800 Granville (same complex) | Front row | 2025-02-19 (BCA) / 2025-04-09 (REW) | 1,208,000 | 1,150 | 1,050 | 1.07 | Same area basis as #13 (1,150 vs 1,147); front row facing Granville; 18 months old, market down about 3%–6% since | Med-high (older) |
| #17 – 9800 Granville (same complex, same type) | Same row | 2024-08-22 | 1,200,000 | 1,508* | — | — | Same smaller type; renovated throughout; marketed as 4 bed like #13; 2 years old, market down about 11% since | Medium (older) |
| #16 – 9800 Granville (same complex, same type) | Same row | 2024-09-26 (transfer) | 1,220,000 | — | — | — | Same smaller type; listing description not reviewed | Medium (older) |
| 13 – 7028 Ash St | ~1 km | 2026-09-08 | 1,070,000 | 1,253 | 854 | 0.97 | 2014, 2-storey, older | Medium |
| 15 – 9699 Sills Ave | ~1 km | 2026-09-04 | 1,150,000 | 1,434 | 802 | 0.92 | 2010, 2-storey, larger | Medium |
| 27 – 6300 Alder St | ~1.5 km | 2026-09-03 | 865,000 | 1,096 | 789 | 0.91 | 2002, 2 bed, much older | Low (floor reference) |
| 1 – 9000 Granville | ~600 m | 2026-03-24 | 1,050,000 | 1,436 | 731 | 0.89 | 2009, 3-storey | Medium |
| 11 – 9580 Granville | ~200 m | 2026-03-08 | 1,395,000 | 1,507 | 926 | 0.94 | 2022, 2-storey, larger and newer | Medium (ceiling reference) |
| 16 – 9451 Granville | ~300 m | 2025-12-17 | 1,048,000 | 1,098 | 954 | 0.99 | 2008, 3-storey, similar size | Medium |
* #12's and #17's areas are listing figures, not on the BCA basis; #16 and #17 have no strata area on hand, so no price per sf or ratio. Sources: BC Assessment "Sample sold properties" (accessed 2026-10-03); #12 and #17 from condos.ca; #16 from REW (LTSA data); #1's 2025-04-09 date from REW (LTSA data). The two #1 dates differ, likely contract vs registration date. 9533 Granville #23 / #24 also sold in Jan–Mar 2025 for C$1,335,000 / 1,380,000 (2005, about 1,500 sf); they are left out of the main table as older sales. Active asking prices (e.g. Amberwood from C$1,199,888) are competitive context only, not sale prices.
B. Government assessment (BC Assessment)
| Year (valuation date) | Total C$ | Land | Buildings | YoY |
|---|---|---|---|---|
| 2026 (2025-07-01) | 1,133,000 | 918,000 | 215,000 | −8% |
| 2025 (2024-07-01) | 1,233,000 | — | — | +1% |
| 2024 | 1,222,000 | — | — | +3% |
| 2023 | 1,183,000 | — | — | +15% |
| 2022 | 1,028,000 | — | — | +14% |
Asking vs assessment: C$899,000 − C$1,133,000 = −C$234,000 (−20.7%).
The complex's south-row / smaller units (#13–#18) are assessed at C$1,108,000–1,140,000 for 2026; the larger units (#9–#12) at C$1,227,000–1,258,000. #13 sits in the smaller group, which indirectly supports the view that #13 is the same type as #14–#18 with a strata area of about 1,150 sf. Most 2026 nearby sales had assessment ratios of 0.88–0.97, meaning the market is generally trading below the July 2025 assessments. The 2027 assessment (valuation date 2026-07-01) will not be published until January 2027. The assessment is only one reference point: an asking price 20% below assessment does not by itself make this a bargain.
C. Independent judgment
Method 1 (assessment ratio): 2026 sales show a median ratio of about 0.92 (range 0.88–0.97). Applied to #13's C$1,133,000, that gives C$997,000–1,099,000 (median about C$1.04M).
Method 2 (same-complex direct comparison): #12's C$1.10M sale × the #13 / #12 assessment ratio of 0.905 gives about C$995K. #13 lacks #12's double garage but has a corner position and private side garden; these roughly offset.
Method 3 (price per sf, BCA basis): 2026 nearby townhouses built 2002–2014 sold for about C$730–854/sf. Allowing a premium for 2019 construction, C$820–900/sf × 1,147 sf gives C$940K–1.03M.
Method 4 (same-type 2024 sales, market-adjusted): same-type #16 and #17 sold in Aug–Sep 2024 for C$1,220,000 / 1,200,000. GVR's Richmond townhouse benchmark fell from C$1,149,400 (Sept 2024) to C$1,025,000 (Sept 2026), about −10.8%, which adjusts them to about C$1.07–1.09M. #17 was renovated throughout and also marketed as 4 bed, ~1,500 sf, so it is close to #13. But the data are over two years old and an area-wide benchmark does not fully track one complex, so treat this as an upper reference only.
Combined: Allowing for single parking, a north-facing living room, overlooking across the lane, and the unresolved R1 and R2, fair value is C$960,000–1,050,000. Confidence: moderate-to-low, mainly because the area basis is unconfirmed and there is only one 2026 sale in the complex (three more in 2024–2025 need market adjustment). Method 4 sits above the range, which suggests a C$1.0M ceiling is not overpaying; but until R1, R2 and R7 are cleared, it is not a reason to raise the ceiling.
Green band = this report's estimated fair value (C$960K–1.05M).
Asking price: Low
C$899,000 is about 6% below the low end of the estimated range and about 13% below the midpoint. The most likely explanation is a seller pricing low to attract multiple offers. So the final price will probably be above asking; set your ceiling in advance.
Offer strategy
- No competition, no offer date: open at C$880,000–910,000, subject to inspection, strata documents and financing.
- Multiple offers: consider C$930,000–980,000. Keep subjects, at least for strata document review, or finish a pre-inspection and document review before offering.
- Recommended maximum: C$1,000,000 (only if nothing negative turns up on R1, R2, R6 or R7).
- The strata plan shows a legal area of about 1,150 sf and the ground-floor room is an unauthorized tandem-garage conversion: lower the ceiling to about C$930,000–950,000 and assess the reversal cost and strata enforcement risk.
- Minutes or inspection reveal envelope or roof leaks, or radiant-heat or plumbing problems (R7): discount by the repair quote; if it is a systemic envelope problem, walk away.
- The CRF is seriously underfunded, or a special levy is approved or proposed (R6): discount by the per-unit share.
- An unresolved dispute or lawsuit with Amberwood over the shared driveway or costs (R4): lower the price or walk away.
4. Light, orientation, views and floorplan
1. Orientation and daylight
How the position was inferred (not confirmed against the strata plan):
- The floorplan's north arrow puts the garage and balcony to the north and the front door to the south.
- The photographed door marked "13" opens onto a lawn walkway with the Bridge St townhouses to the south beyond, so the unit is in the south row with its garage facing north onto the internal lane.
- In the balcony photo, the privacy screen is on the right (east), so the neighbouring unit is to the east and the exposed corner wall is to the west. The floorplan's side windows (stair, living-room bay, powder room, upper hall) are all on the west too.
- Looking left (northwest) from the balcony, you can see through the complex's central driveway to a fire hydrant on Granville Ave and the townhouses opposite. So #13 is likely the west end of the south row's east building, with its west side facing the central driveway and a small playground.
The previous listing reportedly said "light on north, east and south sides", which contradicts this. Check with a phone compass at the viewing.
| Space | Main window direction (inferred) | Daylight assessment | Certainty |
|---|---|---|---|
| Living room (north end of main floor) + balcony | North (sliding door); small west bay window | No direct sun from the north; only diffuse light all day in winter. Soft but on the dim side. In summer, late-afternoon northwest sun may enter via the balcony and west window; west heat is mild (small window). The row opposite (3 storeys) is about 8–12 m away and cuts sky light | Inferred |
| Kitchen + wok kitchen (south end of main floor) | South | The best-lit space, with a chance of direct midday sun in winter. To the south: lawn walkway, fence, then the 2-storey Bridge St townhouses about 10–15 m away (rough satellite estimate) and trees. At the winter solstice, midday sun is only about 17° high, so the ground floor and lower main floor may be shaded | Inferred |
| Dining (middle of main floor) | No direct window; relies on both ends and the west stair window | The plan is about 40 ft deep, so the middle is darker; lights may be needed during the day | Inferred |
| Primary bedroom (north end, upper floor) | North | No direct sun; cooler in summer and good for sleeping; no early-morning sun | Inferred |
| Bedroom 9'8"×12'4" (south end, upper floor) | South (two windows) | Least obstructed on the upper floor; best year-round sun | Inferred |
| Small bedroom 7'2"×7'11" (middle, east side, upper floor) | South (small window in a recess) | Small, recessed window; average light | Inferred |
| Ground-floor room (9'10"×14') | South (one window) | Ground level with lawn and fence in front; least winter sun; 8 ft ceiling | Inferred |
| Stairs, halls, foyer | West stair windows (main and upper); ground-floor foyer has only the door | Main and upper stairs get daylight; the ground-floor foyer and bottom of the stairs need artificial light | Inferred |
| Skylights | — | No skylights visible in the floorplan or photos. The round fixture on the dining ceiling can't be identified from photos as a solar tube or not | Check at viewing |
Inferred from the floorplan's north arrow and the photos. Nothing was measured on site, so this is not a sun-hours finding.
2. Views and privacy
- North (living room, balcony, primary bedroom): faces the garages and balconies of the row across the internal lane, about 8–12 m away (rough satellite estimate, large error). Noticeable overlooking: sheers needed by day, blackout blinds in the primary bedroom. No real view.
- West (side garden, stair windows): likely faces the central driveway and small playground; children's noise by day and passing cars (including Amberwood's 7 units). Check the fence height for side-garden privacy in person.
- South (kitchen, bedroom, ground-floor room): faces the lawn walkway and the back yards of the 2-storey townhouses to the south. Those are a storey lower, so the upper floor has a more open outlook.
- Noise: Granville Ave is screened by the front row (about 40–50 m); No. 4 Rd is about 100 m east; school-time traffic; the A/C condenser on the balcony makes noise when running. YVR aircraft noise is not expected to be severe (see R10).
- Future development: Amberwood next door is built or nearly built (an approved project) and lies about 3 units east of #13's inferred position, so it should not much affect #13's outlook. No other known high-rise plans nearby.
3. Layout and space efficiency
| Floor | Spaces (dimensions) | Assessment |
|---|---|---|
| Lower 302 sf | Foyer 6'11"×10'9", room 9'10"×14' + walk-in closet 5'4"×4'11", stairs, 2 closets; garage 13'9"×20'7" | A square room that works well as an office or guest room. But there is no bathroom on this floor, so an elderly parent or guest sleeping here must go up a floor. The 13'9" garage fits one car plus some storage or bikes |
| Main 605 sf | Living 14'3"×13'10", dining 10'7"×7', kitchen 8'8"×13'3" (U-shaped), wok kitchen 10'×4'11", powder room 5'×4'10" | The living room fits an L-shaped sofa. The dining area is only 7 ft deep: a 4-seat table just fits, a 6-seat table blocks the walkway. The separate wok kitchen is a plus for Chinese cooking. The 15'1"×4'9" balcony holds the A/C condenser, so usable space is limited |
| Upper 593 sf | Primary 11'1"×10'6" + closet + ensuite 7'2"×4'7"; bedroom 9'8"×12'4"; small bedroom 7'2"×7'11"; second bath 7'2"×4'8"; hall 6'2"×17'8" (incl. stair landing); washer/dryer closet | The primary is only about 116 sf, snug with a queen bed. The small bedroom is about 57 sf: a single bed and small desk, or a nursery / study. Laundry on the bedroom floor is convenient |
Halls and stairs share (rough estimate): Multiplying out and adding the labelled room dimensions gives about 1,165 sf, or 78% of 1,500 sf. The remaining ~335 sf (22%) is walls, three stair runs, closets and unlabelled space. Counting the foyer (74 sf), upper hall (109 sf, incl. stair landing) and two stair runs (about 35–40 sf each) as pure circulation gives about 15%–20% circulation. That is normal for a 3-storey townhouse (2-storey homes are typically 10%–12%). Margin of error about ±5 points. The floorplan's dimensions are not guaranteed, so treat this as directional only.
What the multi-level design means in practice: The 1,500 sf is spread over three floors of only about 300–600 sf each. Daily life means two or three flights: park, enter through the ground-floor foyer, go up to the main floor, then up again to the bedrooms. Moving large furniture (sofa, queen / king mattress) means turning narrow stair corners; a king bed or large wardrobe may be hard to get upstairs, so measure the stair turns. Laundry is on the upper floor, so no carrying clothes between floors.
Area-basis warning: The 1,500 sf excludes garage and balcony, but the BCA strata area is only 1,147 sf, a gap about the size of the whole ground floor (see R1, R2). Don't compare a 1,500 sf price per sf directly with other listings' strata areas.
4. Who it suits (no criteria were given; general assessment only)
Better suited to:
- A one-car household of 2–4 people
- Someone needing a separate home office (the ground-floor room is apart from the living floors; good for WFH or seeing clients)
- Anyone who cooks Chinese food often (separate wok kitchen)
- A budget under C$1.0M for a newer City Centre townhouse
Less suited to (structural, hard to change):
- Two-car households: only 1 space, can't be added
- Elderly or mobility-limited residents: three storeys, no ground-floor bathroom
- Anyone needing 3 proper bedrooms: one is only 57 sf
- Anyone wanting a sunny living room or a view: the living room faces north and is overlooked
Fixable: sheers or blinds for overlooking; a round or extendable dining table; warm lighting for the north-facing living room.
5. Conclusion and pre-purchase checks
Key strengths:
- Asking price below same-complex sales and the assessment
- 2019 build; 10-year structural warranty to about 2029
- Corner unit, private side garden, A/C plus radiant heat, wok kitchen
- South-row unit, screened from Granville Ave by the front row
- Low strata fee and property tax
- City Centre location near schools, parks and No. 4 Rd buses
Key weaknesses:
- Floor-area basis unclear
- Legality of the ground-floor room unconfirmed
- Only 1 parking space
- Living room and primary bedroom face north and are overlooked
- Narrow dining area, very small bedroom
- Shared driveway (Amberwood)
- Listed three times in six months with a large price cut; ask is 23% below the 2022 purchase price; reason unknown
Fair value: C$960,000–1,050,000. Recommended maximum: C$1,000,000. Key unknowns that could change the conclusion: strata plan area, whether the ground-floor room is a conversion, Form B / CRF, any leaks or disputes in the minutes, the cause of the 2023 / 2026 work, the seller's reason for the price cut.
What to ask and look at during the viewing (specific to this unit)
- Use a phone compass to confirm the living room and balcony orientation and whether the side windows face west (vs the previous listing's "north, east, south").
- Ground-floor room: Are the walls the same construction as the garage? Is the floor at the same level as the garage? Is the heating original radiant? Is the window large enough for bedroom egress? Any signs of conversion?
- 2023 flooring: only the finish, or also subfloor, drywall or ceilings? Taste, worn materials, or a leak or flood? Which kitchen plumbing was replaced in 2026 (under-sink connections, supply lines, in-wall)? Any drips before? Any insurance claims? Ask for invoices and before/after photos. Look for water stains under the sink, at the washer, along nearby wall bases and on the ceiling below.
- Brand, age and service records of the radiant boiler and hot-water tank; is the A/C original or added later (if added, was it strata-approved)?
- Is the unit tenanted now, or has it been (it has sold three times since 2017)? When does the lease end? Possession date?
- Is there an offer date? How many offers so far? Did any deal collapse during the earlier listings?
- Is the side garden limited common property or common property? Who maintains it?
- Number of visitor stalls; how Amberwood's vehicles and garbage trucks actually use the driveway.
- Visit at school start and finish on a weekday to see driveway access on Granville.
- Measure the stair turns to check whether large furniture can go upstairs.
Documents to request before making an offer (BC strata townhouse)
| Document | From | What to check | Risk |
|---|---|---|---|
| Strata Plan EPS5559 (incl. Form V / unit entitlement) | LTSA / lawyer | SL13 area, garage extent, side garden as LCP | R1 R2 |
| Title search and all charges | LTSA / lawyer | Tandem-garage no-conversion covenant, Flood Indemnity, PROP SRW, cross-access easement, ERS, any noise covenant | R2 R4 R8 R10 |
| Form B (Information Certificate) | Strata manager | CRF balance, special levies, litigation, amounts owing, rental and pet bylaws | R6 R14 |
| 2022–2026 AGM, SGM and council minutes (must cover 2023) | Strata manager | Leaks, envelope, roof, radiant heat, disputes with Amberwood, alteration requests (#13's ground-floor room); whether the #13 (2023) and #17 (2024) renovations relate to water damage | R2 R4 R5 R7 |
| Latest depreciation report and annual budget | Strata manager | 30-year maintenance plan vs CRF adequacy | R6 |
| Strata insurance certificate | Strata manager | Water, earthquake and flood deductibles; coverage; last five years of insurance incidents and claims | R6 R7 R8 R9 |
| Cost-sharing / easement agreement with 9880 Granville (Amberwood) | Strata manager / lawyer | How driveway and garbage-room costs are split | R4 |
| 2-5-10 warranty certificate | Seller / BC Housing | Provider, start date, 10-year structural expiry | R5 |
| 2023 / 2026 invoices and before/after photos | Seller | Scope (finish only, or subfloor / drywall too), cause, contractor | R7 |
| PDS (Property Disclosure Statement) | Listing agent | Known leaks, alterations, insurance claims | R2 R7 |
| Building drawings and permits (ground-floor room, A/C) | City of Richmond / seller | Whether the room was part of the original design | R2 |
| Full bylaws and rules | Strata manager | Pets, A/C installation, alterations, parking | — |
| Independent home inspection (arranged by buyer) | Licensed inspector | Specify the kitchen sink cabinet, laundry area, nearby wall bases and the ceiling below, and confirm a moisture meter will be used (an InterNACHI standard inspection is non-invasive and visual, and need not include one); envelope, roof, windows, radiant heat, plumbing | R5 R7 |
6. Sources (accessed 2026-10-03)
Source grades: Official = government, City, BC Assessment; MLS via third party = MLS data republished by third-party real-estate sites, may contain errors; Marketing = the seller's listing description.
- MLS via third party / marketing: Zillow – 9800 Granville Ave #13 (R3170217): asking price, area, strata fee, tax, photos, floorplan
- Official: BC Assessment – 13-9800 Granville Ave: 2026 value, land and buildings, strata area, legal description, neighbouring unit values, sample sold properties
- MLS via third party: strawhomes – #13 listing history: R3106461 and R3134724 dates and prices
- MLS via third party: condos.ca – The Grand Garden; #12 (R3141311) sold C$1,100,000 (2026-07-16)
- MLS via third party: vancouverhomesearch – previous listing R3134724 at C$1,198,000 (now 404; content from search snippet); Wahi – #13
- Transfer records (LTSA data via third party): REW – 1-9800 Granville, #16, #17 (other units follow the same URL pattern)
- Sale history (MLS): Realtylink.org – #13 Sold Price History: 2017-08-02 C$909,800, 2021-02-14 C$979,800, 2022-10-03 C$1,166,888; Rennie – previous listing R2726618 (completed 2022-11-21, flooring; now 404, content per the outside second opinion)
- MLS via third party / marketing (same complex): Heidi Lin – #17 ("Renovated throughout", 4 bed, 1,508 sf); condos.ca – #17 R2912942 (sold C$1,200,000 on 2024-08-22); condos.ca – #18 R2915311 (asked C$1,279,000, terminated)
- Marketing: REALTOR.ca – R3170217: "selected kitchen plumbing and faucets upgraded in 2026"
- Official: City of Richmond – RZ 14-658085 report (2014-12-15): 18 units, RTM2, covenant requirements, SRW
- Official: Development Permit Panel minutes (2016-04-13): DP 14-671945, tandem-garage variance, school comments
- Official: 9880 Granville DP report (2018): shared driveway and garbage room with 9800 Granville
- MLS via third party: condos.ca – Amberwood (9880 Granville): 2026 new-build asking prices
- Industry statistics: GVR Stats Package, Sept 2026, Aug 2026: Richmond townhouse benchmark C$1,025,000 (−2.3% YoY); Richmond News: Sept 2024 benchmark C$1,149,400
- Official: Richmond Flood Protection FAQ (2022); Flood Plain Designation Bylaw 8204
- Official: Richmond Fire-Rescue – earthquakes and liquefaction; Aircraft Noise Sensitive Development policy (2004)
- Schools: SD38 DeBeck Elementary catchment description (page now 404; verify catchment with the SD38 School Locator)
- Maps: Esri World Imagery (satellite); OpenStreetMap / Overpass (place names, distances); Google Maps (coordinates 49.1626, −123.1155)
- Other: SearchStrata – building risk page (modelled from age and unit count, not actual documents); InterNACHI Standards of Practice (inspection scope)
- Outside second opinion: ChatGPT conversation "查樓盤維修原因" (2026-10-03). Secondary compilation; this report uses only the parts it re-checked or that cite a source
Not obtained: Form B, minutes, depreciation report, insurance certificate, strata plan, title search, PDS, builder and warranty provider names, CRT and CanLII decisions (not fully searched), 2023 / 2026 invoices, tenancy status. None of these were reviewed, so the related conclusions are inferences that still need verification.