Sea Island, Richmond Homes for Sale

Sea Island is a distinctive community within Richmond, best known as home to Vancouver International Airport (YVR). Beyond aviation, the island offers waterfront properties, hotel and hospitality developments, and unique residential opportunities in a setting unlike anywhere else in the Lower Mainland.

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Where Sea Island sits

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Drive time to Sea Island

Drive time from Sea Island

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Common questions

What should a buyer know about aircraft noise?

YVR noise is addressed in the YVR 2025–2029 Noise Management Plan, including work to promote compatible land use planning near the airport, and the Airport Authority publishes annual noise reports with monitoring data a buyer can review before writing. The City's ANSD policy framework also applies to noise-sensitive development near the airport.

What about the strata units near the airport?

A residential buyer has no known strata product to buy on the island.

If I buy a Burkeville house, do I pay strata fees or get a Form B?

No — a Burkeville house is fee-simple: no strata, no Form B, no strata fees. Diligence is title, City/federal rules and any registered covenants.

Can I buy a vacant lot on Sea Island?

No known offering exists — most of the island is federal YVR land, and the only residential ground is the built Burkeville pocket of detached houses. Land here trades as a house on its lot, not as bare land.

What is Burkeville, exactly?

The only remaining population centre on Sea Island: a pocket of single-detached houses in the south-east of the island near Miller Road and Russ Baker Way, built for aviation workers in three designs.

Who plans land use on the island — the City or the airport?

Both, by parcel: the Burkeville pocket sits inside the City (planning area 12 in the OCP framework), while most of the island is federal airport land under the YVR 2037 Master Plan, and senior governments are not regulated by the City OCP. Establish which regime governs the parcel first.

Can I buy just one side of a duplex in Burkeville?

Only if that side is legally separate — a strata lot in a 2-lot strata plan, or its own fee-simple lot from a subdivision. Check the title first.

How big can a suite inside a duplex be here?

Richmond's own s.5.4 rule: 33.0 m² minimum, maximum the lesser of 40% of the dwelling or 110 m².

What housing actually exists on Sea Island?

Housing is in Burkeville, a pocket of single-detached houses on the south-east part of the island, built for aviation workers in three designs; the City Archives states Burkeville is the only remaining population centre on Sea Island.

Which schools serve a Burkeville address?

There is no operating school on Sea Island. SD38 catchments are address-based and SD38 has no middle tier.

How does transit serve Sea Island?

The Canada Line airport branch stops at Templeton, Sea Island Centre and YVR-Airport stations, with a change at Bridgeport Station for Richmond–Brighouse branch trains.

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

  • 5 out of 5 stars

    “10/10 service. Made everything extremely easy on the buyers end. Would highly recommend!”

    W.L. 23 Nov 2025 · Google review

  • 5 out of 5 stars

    “We can't say enough great things about Jared! He helped us both buy and sell our home, he is nothing short of amazing. Jared is incredibly knowledgeable, responsive, and genuinely cares. We were never waiting on him for anything!…”

    K.K. Google review

  • 5 out of 5 stars

    “Jared is extremely professional and works hard for his clients. Communication and timely service is key with Jared – we know that he will go the extra mile for his clients and have witnessed this firsthand. Highly recommended!”

    H.D. Google review

More real estate nearby

Condo buildings in Sea Island

Burkeville — detached houses, not strata

Housing on Sea Island exists only in Burkeville: a pocket of single-detached houses on the south-east part of the island, built for aviation workers in three designs; the City of Richmond Archives states Burkeville is the only remaining population centre on Sea Island.

Streets, schools and getting around Sea Island

  • Sea Island is a separate island in the Fraser River in the City of Richmond, BC — Lulu Island (the main part of Richmond) to the south and east, and the City of Vancouver across the North Arm to the north. "Sea Island" is both the board sub-area name and the City's own planning area 12 on the Official Community Plan Key Map, so the City name and the board name match.
  • Where the housing is: the island is dominated by Vancouver International Airport (YVR) on federal land; the only residential pocket is Burkeville, in the south-east part of the island near Miller Road and Russ Baker Way. There is no condo cluster anywhere on the island.
  • Main roads and bridges: Grant McConachie Way serves the airport terminals, Russ Baker Way runs south to the Dinsmore Bridge and Richmond, and Miller Road runs through Burkeville; bridges off the island are the Arthur Laing Bridge (to Vancouver), the Moray Channel Bridge, the Dinsmore Bridge and the No. 2 Road Bridge.
  • Transit: the Canada Line airport branch serves Sea Island at Templeton, Sea Island Centre and YVR-Airport stations, with a change at Bridgeport Station for Richmond–Brighouse branch trains.
  • Nearby areas: Bridgeport (Richmond, across the Moray Channel / Dinsmore Bridge), Terra Nova (Richmond, across the Middle Arm), and Vancouver (across the North Arm via the Arthur Laing Bridge).

Local rules that affect condo buyers in Sea Island

  • Why this section still exists on a zero-stock island: the BC strata framework below governs any strata purchase in the province, and it is the framework a buyer would meet the moment any strata unit — residential or otherwise — were offered on Sea Island. The city and federal rules after it are the ones that actually shape Burkeville purchases.
  • Aircraft noise and height: federal Airport Zoning Regulations administered through Transport Canada set zoning in areas surrounding the airport, including maximum building heights; aircraft noise is managed through the YVR 2025–2029 Noise Management Plan, and the City's Aircraft Noise Sensitive Development (ANSD) Policy Area framework (City Bulletin DEVAPPS-05) applies to noise-sensitive development in the airport's vicinity — both are Burkeville purchase diligence, affecting additions, rebuilds and tree height as well as daily living.
  • Richmond property taxes: due once a year on the first business day of July — Thursday, July 2, 2026 — with a 5% penalty on any unpaid balance after that date and a further 5% penalty on balances still outstanding after September 1, 2026; this city-wide rule applies to Burkeville homes.

Good to know about Sea Island

  • The island's school is a museum stop, not a school. Sea Island Elementary School on Wellington Crescent has closed; the building survives as a Richmond Museum location, and Burkeville children are bused or driven off-island to their SD38 catchment schools.
  • The airport does not answer to City Hall. YVR states the airport occupies federal property within the City of Richmond, and the YVR 2037 Master Plan — approved by the federal Minister of Transport — governs airport land use. A buyer expecting City rezoning politics to shape the island's future is watching the wrong government for most of its land.
  • Federal zoning reaches into Burkeville backyards. The federal Airport Zoning Regulations cap maximum building heights in areas surrounding the airport so aircraft can operate safely — a live constraint on additions, rebuilds and even tree height on a Burkeville lot, checked through Transport Canada rather than the City.
  • Three Canada Line stations, no condo at any of them. Templeton, Sea Island Centre and YVR-Airport stations serve the island, but the station lands are airport/commercial — Sea Island is the rare SkyTrain-served sub-area where station proximity produces no strata stock at all.

The province-wide rules are on one page: BC condo buying rules.

Sources for the condo notes on Sea Island

Townhome complexes in Sea Island

Streets, schools and transit near Sea Island townhomes

  • "Sea Island" is both the board sub-area name as given (GVR board area) and one of the City of Richmond's own planning areas — planning area 12 on the City Official Community Plan Key Map — so the City name and the board name match.
  • The island sits in the Fraser River between Lulu Island (the main part of Richmond) to the south and east and the City of Vancouver across the North Arm to the north. Most of the island is Vancouver International Airport (YVR) on federal land; the only residential pocket is Burkeville, in the south-east part of the island near Miller Road and Russ Baker Way.
  • Where the housing stock is: only Burkeville — a pocket of single-detached houses built for aviation workers in three designs; the City of Richmond Archives states Burkeville is the only remaining population centre on Sea Island. There is no townhouse concentration to name.
  • Transit and roads: the Canada Line airport branch serves Sea Island at Templeton, Sea Island Centre and YVR-Airport stations, with a change at Bridgeport Station for Richmond–Brighouse branch trains. Grant McConachie Way serves the terminals, Russ Baker Way runs south to the Dinsmore Bridge, and Miller Road runs through Burkeville; bridges off the island are the Arthur Laing Bridge (to Vancouver), the Moray Channel Bridge, the Dinsmore Bridge and the No. 2 Road Bridge.
  • Schools: there is no operating public school on Sea Island — Sea Island Elementary School on Wellington Crescent has closed. School District 38 (Richmond) catchments are address-based and the district has no middle-school tier — elementary is Kindergarten to Grade 7 and secondary is Grades 8 to 12.

Local rules that affect townhome buyers in Sea Island

  • Why this section exists on a zero-stock island: there is no counted strata complex for the strata rules below to attach to today. They are stated because (a) a buyer who finds an apparent "strata" unit near the airport needs the test for whether it is residential townhouse stock at all, and (b) the Burkeville house purchase that is this island's actual product is governed by the fee-simple, City/federal and tax rules that follow. If a strata property is ever involved, review the strata documents under the provincial framework; BC strata disputes can go to the Civil Resolution Tribunal.
  • Form B diligence (any future strata purchase): Strata Property Act s. 59 — the Form B states the lot's monthly strata fees, amounts owing, approved special levies still payable, the CRF balance and an insurance summary, with the rules, current budget, any Rental Disclosure Statement and the most recent depreciation report attached; provided within 7 days, maximum $35 plus up to 25 cents per page.
  • Depreciation reports / CRF minimum (any future strata purchase): since July 1, 2024, strata corporations with five or more lots must obtain a depreciation report every five years, not deferrable by vote; since Nov 1, 2023, at least 10% of the annual operating budget must go to the contingency reserve fund.
  • Richmond Zoning Bylaw 8500, Official Community Plan Bylaw 9000, Flood Plain Designation and Protection Bylaw 8204. Sea Island is planning area 12 in the OCP framework for the Burkeville pocket, while senior governments are not regulated by the City OCP — airport-side changes follow the federal / YVR process under the YVR 2037 Master Plan, approved by the federal Minister of Transport.
  • Aircraft noise and height — the island-specific diligence: federal Airport Zoning Regulations administered through Transport Canada set zoning around the airport so aircraft can operate safely, including maximum building heights; aircraft noise is managed through the YVR 2025–2029 Noise Management Plan, YVR publishes annual noise reports with monitoring data, and the City's Aircraft Noise Sensitive Development (ANSD) Policy Area framework (City Bulletin DEVAPPS-05) applies to noise-sensitive development in the airport's vicinity. Check both before pricing an addition or rebuild on a Burkeville lot.

Good to know about Sea Island townhomes

  • Burkeville is a wartime housing pocket that outlived the war. Sea Island was once mostly farm land with small communities including Eburne and Burkeville; the Vancouver Airport opened on the island, and Burkeville — houses built for aviation workers in three designs — is the only remaining population centre.
  • The airport does not answer to City Hall. YVR occupies federal property within the City of Richmond, its land use follows the YVR 2037 Master Plan approved by the federal Minister of Transport, and the City OCP does not regulate senior governments — so the biggest neighbour's changes never appear on a City development tracker.
  • Federal zoning reaches into Burkeville backyards. Transport Canada's Airport Zoning Regulations cap building heights around the airport to protect aircraft operations — an addition, rebuild or tall tree on a Burkeville lot can be a federal question, not just a City permit question.
  • The everyday anchors are small and specific. Burkeville Park and the Sea Island Community Centre are at 7140 Miller Road; Larry Berg Flight Path Park is on Russ Baker Way; McDonald Beach Park is at the end of McDonald Road; Iona Beach Regional Park is at 900 Ferguson Road at the island's north-west end; and the Sea Island Conservation Area is a designated protected habitat named by YVR.
  • The nearest hospital is off-island. Richmond Hospital, 7000 Westminster Highway, Richmond (Vancouver Coastal Health).

The province-wide rules are on one page: BC townhome buying rules.

Sources for the townhome notes on Sea Island

Lots and land in Sea Island

Fee-simple lots

  • Housing on Sea Island exists only in Burkeville — a pocket of single-detached houses on the south-east part of the island, built for aviation workers in three designs; the City of Richmond Archives states Burkeville is the only remaining population centre on Sea Island. The documented form is freehold-style single-detached houses; the pocket is historic built lot fabric, not an offering.
  • Confirm the parcel's tenure and zoning with the City and, where airport lands are involved, the Airport Authority.
  • Serviced position, as stated: Burkeville homes are on City water and sewer services.
  • ALR vs non-ALR: Sea Island was once mostly farm land with small communities including Eburne and Burkeville, per the City Archives — history, not a current ALR finding. No current ALR parcel on Sea Island is confirmed; ALR status is a per-parcel check on ALC mapping, and no ALR percentage split is stated.
  • Flood position: Richmond is made up of low-lying islands in the Fraser River floodplain, protected by a perimeter dike system (49 km of dikes, 39 pump stations, designed for a 1:500 flood event, dikes being raised from 3.5 metres to 4.7 metres for sea level rise); the Flood Plain Designation and Protection Bylaw 8204 framework applies to new construction — confirm the lot's flood construction level with the City.

Federal airport land

  • YVR lands: most of Sea Island is federal airport land; the Vancouver Airport Authority states the airport occupies federal property within the City of Richmond. Land use at the airport is guided by the YVR 2037 Master Plan, approved by the federal Minister of Transport, and federal Airport Zoning Regulations administered through Transport Canada set zoning in areas surrounding the airport, including maximum building heights. Airport facility development follows that federal / YVR process.

Streets, schools and transit near Sea Island lots

  • Roads and bridges: Grant McConachie Way serves the airport terminals, Russ Baker Way runs south to the Dinsmore Bridge and Richmond, and Miller Road runs through Burkeville; bridges off the island are the Arthur Laing Bridge (to Vancouver), the Moray Channel Bridge, the Dinsmore Bridge and the No. 2 Road Bridge.

Local rules that affect land buyers in Sea Island

  • Sea Island is planning area 12 in the City Official Community Plan framework (City of Richmond 2041 OCP, Bylaw 9000) for the Burkeville pocket, while senior governments are not regulated by the City OCP — airport-side changes follow the federal / YVR process under the YVR 2037 Master Plan. Which regime governs a given parcel is the first diligence question on this island.
  • Most of the island sits under the YVR land use plan and federal airport zoning regulations rather than the City bylaw. Confirm the parcel's position with the City before pricing any rebuild, addition or split.
  • Federal Airport Zoning Regulations: administered through Transport Canada, they set zoning in areas surrounding the airport so aircraft can operate safely, including maximum building heights — they can affect additions, rebuilds and tree height on a Burkeville lot, and belong early in due diligence.
  • Aircraft noise: noise is managed through the YVR 2025–2029 Noise Management Plan, which includes work to promote compatible land use planning near the airport; YVR publishes annual noise reports with monitoring data. The City's Aircraft Noise Sensitive Development (ANSD) Policy Area framework (City Bulletin DEVAPPS-05) applies to noise-sensitive development in the airport's vicinity. Price the airport factor with that published evidence, not guesswork.
  • Flood / dike diligence — Bylaw 8204: the Flood Plain Designation and Protection Bylaw 8204 sets flood construction levels and dike setbacks; the island sits in the Fraser River floodplain behind the City dike system described in. Confirm the lot's requirements before planning a rebuild.
  • If a parcel is in the ALR: subdivision within the ALR requires ALC approval; ALR residences cannot be stratified. On ALR land the main house can be up to 500 m², a suite is allowed only inside it, and an extra residence can be up to 90 m² (186 m² on parcels over 40 ha). For farm class, BC Assessment looks for farm income of $10,000 a year on under 0.8 ha, $2,500 on 0.8 to 4 ha, and $2,500 plus 5% of the value of land over 4 ha; applications are due by October 31.

Good to know about Sea Island lots

  • The island's school is a museum entry, not a school: Sea Island Elementary School on Wellington Crescent has closed — its record sits with the Richmond Museum. Burkeville children are catchmented to schools on Lulu Island (7140 Miller Road → Brighouse Elementary / Richmond Secondary).
  • Burkeville's three house designs are a wartime aviation artifact: the pocket was built for aviation workers in three designs, and the Archives record that Sea Island was once mostly farm land with communities including Eburne and Burkeville before the airport took the island — the lot fabric a buyer walks today is that historic subdivision, not a modern plat.
  • The conservation lands are not future phases: the Sea Island Conservation Area is a designated protected habitat area named by YVR, and Iona Beach Regional Park (900 Ferguson Road) and McDonald Beach Park sit at the island's edges — amenity and habitat ground, not expansion land.

The province-wide rules are on one page: BC land buying rules.

Sources for the land notes on Sea Island

Duplexes and half duplexes in Sea Island

What a duplex looks like in Sea Island

  • The usual duplex form: A specific property marketed as a duplex in Burkeville is verified on its title (one lot, strata plan, or subdivided pair) before it is treated as duplex stock.

The province-wide rules are on one page: BC duplex and half-duplex buying rules.

What's nearby Sea Island

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid station: Templeton Station (Canada Line), on Sea Island north of Grant McConachie Way near Templeton Road, per TransLink's Buzzer blog.
  • Nearest bus exchange: Bridgeport Station, the terminus of route 412, which serves the island's south side and Burkeville.
  • Route 412 Sea Island South / Bridgeport Station, via Russ Baker Way, Inglis Drive and Miller Road, TransLink.

Parks and recreation

  • Sea Island Community Centre, 7140 Miller Road, in Burkeville: City of Richmond facility, per the City's facility address list.
  • McDonald Beach Park, 3500 McDonald Road, on the island's north bank: City of Richmond park.
  • Iona Beach Regional Park, 900 Ferguson Road: Metro Vancouver regional park at the island's north-west point.

Groceries and shopping

  • McArthurGlen Designer Outlet Vancouver Airport, 1000-7899 Templeton Station Road: shopping centre, per the centre's own site.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Sea Island Community Centre, 7140 Miller Road
ToHowMinutesDistance (km)
Templeton StationDrive42.2
McArthurGlen Designer Outlet, 7899 Templeton Station RoadDrive63.0
McDonald Beach ParkDrive94.9

Sources for what’s nearby

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