Buyer comparative market analysis
West Cambie · Richmond · The Oaks
Prepared October 17, 2026
David Tang & Vicky Wu
Estimated market value
Indicated range $1,500,000–$1,550,000
2026 BC Assessment $1,632,000
Current asking price
$65,000 / 4.2% above the estimated value
$45,000 above the top of the range
MLS R3173804 · Listed October 7, 2026
The $1,530,000 valuation sits within the $1,500,000–$1,550,000 range. The subject is well maintained, with an updated roof and recent exterior painting. The closest sales are 3555 McKay, 3606 McKay and 3638 Kilby Court.
Subject property
The home is well maintained, with an updated roof and recent exterior painting. Overall condition is better than 4491 Carter Drive, which is likely to require extensive renovations.
2026 BC Assessment: $1,632,000, comprising $1,301,000 land and $331,000 improvements.
View subject listing ↗
Roads & exposure
The subject does not front Cambie Road. Map geometry places Cambie about 110 m away and Highway 99 about 500 m away, measured to road centrelines. These are approximate distances, not noise measurements.
Same-street comparables share much of this setting. Direct arterial frontage, highway-ramp proximity and the driveway-facing concern at 3591 Cunningham are assessed individually. No blanket discount is added twice.
Map data © OpenStreetMap contributors ↗Sales & active listings
Nine sales or pending contracts and four current asking-price alternatives. Sale dates below are contract dates. Closed, pending and reported-sold records are labelled separately.
Three verified closed sales with the closest home and lot sizes.
Closed sale4 beds · 3 baths · 2,388 SF · Built 1990
112 SF smaller and a slightly smaller lot. Fresh paint and flooring; near-new tankless heating. Similar two-storey layout with 2 full baths plus a powder room.
Closed sale4 beds · 3 baths · 2,541 SF · Built 1990
Almost the same home and lot size; 3 full baths and a newer roof. Older March evidence. Four bedrooms in the room schedule; marketing text says five. Photo shows the interior.
Closed sale4 beds · 3 baths · 2,392 SF · Built 1990
Similar lot and 108 SF smaller. Three full baths, bathrooms updated in 2021, and air conditioning/furnace in 2022 support its upper-end result.
Pending sale7 beds · 4 baths · 3,548 SF · Built 1990
42% larger than the subject, naturally lowering $/SF. David identifies an approaching driveway facing the home, a T-junction-like buyer concern. No verified court-sale or distress evidence.
Closed sale5 beds · 3 baths · 2,963 SF · Built 1992
463 SF more living space and a 1,040 SF larger lot. Maintained home on a quiet street, with 3 full baths. A useful upper price reference, with a clear size advantage.
Closed sale6 beds · 3 baths · 2,818 SF · Built 1990
318 SF larger with an extra bedroom and 3 full baths. Renovations reported in 2017, roof in 2022 and hot-water equipment updates. Higher utility than the subject.
Reported sold6 beds · 4 baths · 3,013 SF · Built 1990
September evidence, but 21% more living area and 27% more land. Six bedrooms, 4 full baths and reported window, roof, kitchen and bathroom updates within about six years.
Reported sold7 beds · 5 baths · 3,375 SF · Built 1991
Court-sale conditions are documented. Substantially larger home and lot, with 4 full baths plus a half bath. Contract date precedes the advertised April court hearing; retained as secondary evidence.
Reported sold4 beds · 3 baths · 2,866 SF · Built 1985
A lot over twice the subject size, an older home and proximity to highway ramps. Marketed for redevelopment potential, without verified entitlement. Its low assessment ratio is not a direct subject benchmark.
Active5 beds · 3 baths · 2,593 SF · Built 1991
93 SF larger with a slightly larger lot. Main-floor bedroom and full bath; tankless system installed in 2024 and plumbing updates. A useful current asking-price comparison.
Active6 beds · 3 baths · 2,729 SF · Built 1992
229 SF larger with a larger lot, but in poor condition and likely to require extensive renovations. The subject is better maintained. Its lower asking price reflects a different condition level.
Active5 beds · 4 baths · 2,718 SF · Built 1989
Advertised an October 14 offer deadline; no subsequent sale was verified. Five bedrooms in structured data versus six in marketing. Asking price alone is not a settled market result.
Active5 beds · 3 baths · 2,811 SF · Built 1990
Same street but a larger home and lot, offered under court-sale conditions. Five bedrooms in structured data versus six in marketing. Keep separate from conventional asking-price evidence.
The supplied active URL is a signed-in Paragon session link, so this report independently researches current alternatives. The supplied public sales report remains linked to its six original comparables.
Valuation analysis
The full sales sample runs from $1,405,000 to $1,790,000. That is the observed comparable-price spread, separate from the subject’s $1.50M–$1.55M estimated range.
Closest three: verified closed sales with comparable home and lot sizes.
Unweighted means of individual property prices, $/SF and percentages relative to each property’s 2026 assessment. Larger homes generally command lower $/SF; averages are cross-checks, not a direct pricing formula.
A home 42% larger than the subject, plus the driveway-facing concern identified by David. No verified distress or court-sale explanation.
Documented court-sale conditions and a much larger home and lot. Useful context; no quantified court-sale discount is assumed.
Older house, more than twice the land and nearby highway ramps. Redevelopment marketing is not confirmed entitlement.
Our estimated value is $1,530,000 within a $1,500,000–$1,550,000 range. The subject is well maintained, with an updated roof and recent exterior painting, but no air conditioning. The two same-street sales around $1.54M–$1.55M are the closest references. Kilby’s $1.605M result includes air conditioning and updated bathrooms.
10288 Hall asks $1.588M with more space and a main-floor full bath. Larger 4491 Carter asks $1.4999M, but is in poor condition and likely to require extensive renovations. The subject is better maintained, so Carter’s asking price is not a like-for-like condition benchmark. No fixed renovation allowance has been assumed.
The closest-sales average $/SF implies about $1.606M when applied mechanically to the subject; their average assessment relationship implies about $1.595M. These are upper reference points. The valuation also considers each property’s condition, features and sale timing.
Active-only averages: all four $1,486,475 / $549 per SF / −9.7% vs assessment. Excluding the court listing and offer-date listing: $1,543,950 / $581 per SF / −7.7%. That subset includes Hall Avenue and Carter Drive; Carter’s poorer condition remains a material difference.
On a phone, swipe horizontally to see all columns.
| Property | Status | Price | Home SF | $/SF | 2026 assessment | vs assessment |
|---|---|---|---|---|---|---|
| 3555 McKay Drive | Closed sale | $1,540,500 | 2,388 | $645 | $1,560,000 | -1.2% |
| 3606 McKay Drive | Closed sale | $1,553,000 | 2,541 | $611 | $1,585,000 | -2.0% |
| 3638 Kilby Court | Closed sale | $1,605,000 | 2,392 | $671 | $1,664,000 | -3.5% |
| 3591 Cunningham Drive | Pending sale | $1,450,000 | 3,548 | $409 | $1,685,000 | -13.9% |
| 4220 Hall Place | Closed sale | $1,650,000 | 2,963 | $557 | $1,771,000 | -6.8% |
| 3831 Cunningham Drive | Closed sale | $1,680,000 | 2,818 | $596 | $1,621,000 | +3.6% |
| 3611 Kilby Court | Reported sold | $1,790,000 | 3,013 | $594 | $1,777,000 | +0.7% |
| 4000 Fisher Drive | Reported sold | $1,560,000 | 3,375 | $462 | $1,724,000 | -9.5% |
| 9335 Patterson Road | Reported sold | $1,405,000 | 2,866 | $490 | $1,824,000 | -23.0% |
| 10288 Hall Avenue | Active | $1,588,000 | 2,593 | $612 | $1,652,000 | -3.9% |
| 4491 Carter Drive | Active | $1,499,900 | 2,729 | $550 | $1,695,000 | -11.5% |
| 9311 Cunningham Place | Active | $1,399,000 | 2,718 | $515 | $1,617,000 | -13.5% |
| 3830 McKay Drive | Active | $1,459,000 | 2,811 | $519 | $1,623,000 | -10.1% |
Buyer property transfer tax
For this resale, general BC Property Transfer Tax is 1% on the first $200,000 and 2% on the remaining value within this range.
| Price point | Price | General PTT |
|---|---|---|
| Low end | $1,500,000 | $28,000 |
| Estimated value | $1,530,000 | $28,600 |
| Current asking price | $1,595,000 | $29,900 |
| High end | $1,550,000 | $29,000 |
Assumes a full-interest transfer, price equal to fair market value, no exemption and no additional foreign-buyer tax. First-time-buyer relief is outside this range; the newly built home exemption does not apply to this 1993 resale. Certain foreign buyers may incur an additional 20% on their taxable ownership share in Richmond.
Tax only; this is not a full closing-cost estimate.
Rules and eligibility are confirmed at registration. BC government calculations ↗ · Property Transfer Tax Act ↗
David Tang & Vicky Wu