South Arm, Richmond Real Estate Guide

Updated · By Jared Gibbons, REALTOR®

Quick facts · South Arm

Typical sale price
Houses $1.53MTownhomes $855,000Condos $265,000
Sold, Nov 2025 to Oct 2026
17 houses, 15 condos, 5 townhomes

Median prices from closed MLS® sales (Paragon).

On this page (11 sections)

South Arm is the City of Richmond's south-central residential district along Williams Road, between the Steveston side of the city and No. 4 Road, fronting the South Arm of the Fraser River along the city's south edge; the name refers to that river channel, and the City itself uses "South Arm" as the recreation area name for the district.

Where South Arm sits

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This guide covers South Arm's condo buildings, townhome complexes and land: what each source verifies, the local rules, and what buyers ask.

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South Arm real estate: your questions answered

Are there any freehold apartment condos in South Arm?

The district's documented base form is detached houses in RS1/RS2; its one large named apartment complex, Mayfair Court, is leasehold, and its other named apartment building, Williams by Mosaic, is rental.

Is a Mayfair Court unit a normal condo purchase?

No. A current listing describes Mayfair Court as a leasehold community with almost 63 years remaining in the lease; the directory records 246 units built 1973 (listings say 1974), pets not allowed and rentals allowed. Price, finance and insure it as leasehold: confirm the lease's remaining term, rent and end-of-term provisions on title before anything else.

Can I have a pet at Mayfair Court?

The directory states the bylaws include "Pets not allowed" — pet bylaws remain enforceable in BC (unlike rental bylaws), so confirm on the Form B and registered bylaws before writing.

What attached product can I actually buy here?

Both are documented in as townhomes, not apartment condos.

Can I rent out a South Arm strata unit long-term?

For a strata lot, rental-restriction bylaws have been unenforceable since November 24, 2022 — but in a leasehold complex the ground lease governs occupancy and resale alongside the bylaws, and the 2022 change does not override a lease.

What townhouses can I actually buy in South Arm?

One complex: Kingz Court (8233 Williams Road), a 22-unit strata townhouse complex built in 2026 (directory/majority listing record; two listings say 2025) on the Williams Road corridor by South Arm Community Park. Everything else in the district is detached houses, the leasehold Mayfair Court apartments, or purpose-built rental.

Is Mandalay a South Arm townhouse complex?

No — on fresh listing evidence Mandalay by Cressey (9371/9373 Hemlock Drive) is a concrete apartment-condo building in McLennan North (232 units according to the strata directory headline; listings record Apartment/Condo sub-type).

Can I rent out a Kingz Court townhouse long-term?

Yes under provincial law — strata rental-restriction bylaws have been void since November 24, 2022.

Is there an actual half-duplex-style complex in South Arm?

Yes — one, documented: Kingz Court (8233 Williams Road), a 22-unit strata complex whose listings record its homes as two-storey half-duplex-style homes with strata fees.

What do I actually buy at Kingz Court?

A strata lot in a multi-unit strata plan — not a 2-lot strata and not a fee-simple half. Form B diligence applies in full; the strata plan number and all restriction positions are Form B confirmations.

Can I add a suite inside a detached South Arm home?

Suites are a permitted secondary use in RS1/RS2, sized under Section 5.4 (minimum 33.0 m²; maximum the lesser of 40% of the dwelling or 110 m²) — Richmond's own figures, read in the current text for the lot before counting rental income.

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

    “Amazing realtor. Jared is very professional with his clients, and has a deep understanding of the housing market to get the best value for your home purchase/sale!”

    M.K. Google review

  • 5 out of 5 stars

    “Our experience with Jared was excellent! He was extremely helpful, very responsive, and simplified the buying process for us to make it stress free and enjoyable. I would highly recommend him to others and I would definitely use him again!”

    J.P. Google review

  • 5 out of 5 stars

    “Jared is a dream realtor. He spent lots of time helping me find my first home (a beautiful condo) in 2021 and in 2025 helped me sell the condo in a matter of days as my husband and I purchased our first home together (an incredible row home)…”

    A.B. Google review

Condo buildings in South Arm

Streets, schools and transit near South Arm condos

  • South Arm is the City of Richmond's south-central residential district along Williams Road, between the Steveston side of the city and No. 4 Road, fronting the South Arm of the Fraser River along the city's south edge; the name refers to that river channel, and the City itself uses "South Arm" as the recreation area name for the district.
  • Where the housing stock concentrates: single-detached houses in the RS1/RS2 zones around the South Arm Community Park and school cluster — the district's documented base form is freehold detached housing, not condos.
  • Main roads: Williams Road runs east–west through the district, with Garden City Road, No. 3 Road and No. 4 Road running north to the city centre and Steveston Highway connecting west Richmond to Highway 99; there is no SkyTrain station in the district — Canada Line access is by bus to Richmond–Brighouse Station.
  • Landmarks: South Arm Community Park, 8680 Williams Road — 57.3 acres with 10 sports fields, 9 baseball diamonds, 4 basketball courts, 8 tennis courts, 3 pickleball courts and a large playground — adjacent to South Arm Community Centre (8880 Williams Road) and to Hugh McRoberts Secondary and James Whiteside Elementary.

Local rules that affect condo buyers in South Arm

  • Flood protection: the district is on Lulu Island in the Fraser River floodplain behind the City perimeter dike system, designed for a 1:500 flood event with dikes being raised from 3.5 metres to 4.7 metres; the Flood Plain Designation and Protection Bylaw 8204 sets dike setbacks and flood construction level requirements.
  • Richmond property tax: taxes are 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.

Good to know about South Arm condos

  • The district's biggest "condo" complex is a leasehold community. Mayfair Court spans Williams Road and Ryan Road addresses (8051–8160) with 246 units according to the strata directory, and a listing states almost 63 years remain on its lease — inside a standard mortgage horizon, which is why its units trade on a different basis from freehold Richmond condos.
  • The park cluster is the district's documented anchor, not a slogan. South Arm Community Park's 57.3 acres, 10 sports fields and the community centre, outdoor pool and two schools beside it are all City-published facts; the playground was officially opened in July 2023 with funding support from the South Arm Community Association.
  • Whiteside Elementary has already had its seismic upgrade. The Province's project kept the building at 3,107 m² with occupancy from fall 2023 — a completed investment a buyer can verify, not a promise.
  • The newest townhome complex is filed under a different neighbourhood name. Kingz Court listings at 8233 Williams Road are filed under Saunders, with South Arm named only as a nearby neighbourhood — a search limited to "South Arm" misses the district's newest attached stock.
  • Richmond dikes are being raised by more than a metre. The perimeter system is moving from 3.5 metres to 4.7 metres for its 1:500 design event — the flood context behind Bylaw 8204's construction levels on every south-edge lot.
  • There is no South Arm area plan. The district runs under the city-wide OCP Bylaw 9000 framework rather than a Schedule 2 area plan of its own — density questions here are answered in Zoning Bylaw 8500, not in a neighbourhood plan.

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

Sources for the condo notes on South Arm

Townhome complexes in South Arm

Kingz Court — 8233 Williams Road. Strata

A brand-new townhouse complex on the Williams Road corridor by South Arm Community Park. MLS® — strata tenure on the listing record; the building directory records Kingz Court at 8233 Williams Road as built 2026 with 22 units, and records completed sales at the complex in October 2026, so this is completed stock, not a presale. Strata plan number: confirm on the Form B.

  • Streets, schools and transit near South Arm townhomes

    Landmarks
    South Arm Community Park, 8680 Williams Road — a 57.3-acre community park at Williams Road and Garden City Road with 10 sports fields, 9 baseball diamonds, 4 basketball courts, 8 tennis courts, 3 pickleball courts and a large playground (playground officially reopened July 2023) — adjacent to South Arm Community Centre (8880 Williams Road) and to Hugh McRoberts Secondary and James Whiteside Elementary schools. South Arm Outdoor Pool is at 10100 South Arm Place and South Arm Community Hall is at 9020 Williams Road.
    Schools
    Hugh McRoberts Secondary and James Whiteside Elementary sit beside South Arm Community Park; at the west end of the Williams Road corridor, Steveston-London Secondary School, 6600 Williams Road, is a Grades 8–12 school of 1,250 students, formed from the merger of Steveston Secondary and Charles E. London Secondary.
    Nearby areas
    Steveston and London/Steveston (west), Broadmoor (north), Bridgeport and East Richmond (east/north-east), and Ladner in Delta across the South Arm (via Highway 99 and the George Massey Tunnel).
    Hospital
    Richmond Hospital, 7000 Westminster Highway.

Good to know about South Arm townhomes

  • Mandalay's Hemlock Drive address is in McLennan North, beside the Hampton's Park concrete buildings — a buyer who drives the Williams Road corridor looking for it will never find it, because it was never there. The error came from a property-manager buildings list; the listing record (Apartment/Condo sub-type, concrete construction, 232 units) is what governs.
  • The counted complex wears two sub-area names. Any Richmond townhouse tally that adds a Saunders list to a South Arm list without reading the address double-counts it.
  • The district's biggest residential building cannot be bought freehold. Mayfair Court's 246 units (directory figure) at Williams Road / Ryan Road are a leasehold community with almost 63 years remaining on the lease per a current listing — the largest "for sale" audience in the district is buying time on a lease, not land.
  • The park cluster was reinvested in recently, on the record. The revitalized South Arm Community Park playground was officially opened by Richmond City Council in July 2023 with South Arm Community Association funding support, and James Whiteside Elementary's full seismic upgrade (3,107 m², occupancy fall 2023) is a documented Province project — both verifiable facts behind the "family area" pitch.
  • The west end of the corridor's secondary school is a merger. Steveston-London Secondary (6600 Williams Road, 1,250 students) was formed from the merger of Steveston Secondary and Charles E. London Secondary — older listings and alumni references to either predecessor name mean this one school.
  • A brand-new strata next to a 1970s leasehold is the district in one street. Williams Road holds Kingz Court (2026, strata, 22 units) and Mayfair Court (1973/74, leasehold, 246 units) minutes apart — tenure, not age or finish, is the first sort on any Williams Road attached purchase.
  • Richmond taxes come once a year, with two penalty steps. July 2, 2026 due date, 5% after, a further 5% on balances still outstanding after September 1, 2026 — a different calendar from Vancouver's two-instalment system.

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

Sources for the townhome notes on South Arm

Lots and land in South Arm

Fee-simple lots

  • Zones and lot minimums, as Bylaw 8500 states them: houses sit in Richmond Zoning Bylaw 8500 Single Detached zones RS1 and RS2 (Section 8.1), with minimum lot areas by subzone including RS1/B 360.0 m², RS1/E 550.0 m², RS1/F 828.0 m² and RS1/K 315.0 m² and a 24.0 m minimum depth in most subzones. Which subzone a given Williams Road lot carries is a per-parcel check — the subzone, not the district average (none is published), decides whether a lot can split or take an added unit.
  • Suites and added units on a lot: a secondary suite is a permitted secondary use in the RS1/RS2 zones, and the City states it allows at least one secondary suite and/or accessory dwelling unit per lot, with Bill 44 small-scale multi-unit minimums of 3 units on lots of 280 m² or less and 4 units on larger lots.
  • Serviced position: South Arm is built urban ground inside the City of Richmond. A specific lot's services are confirmed with the City.
  • ALR status is a per-parcel check on ALC mapping.
  • Leasehold ground, stated as a tenure record, never as land stock

Streets, schools and transit near South Arm lots

  • Where the housing is: single-detached houses in the RS1/RS2 zones around the South Arm Community Park and school cluster — freehold detached housing is the district's documented base form.
  • Schools (SD38, Ministry-listed names): Hugh McRoberts Secondary and James Whiteside Elementary sit beside South Arm Community Park; at the west end of the Williams Road corridor, Steveston-London Secondary School, 6600 Williams Road, is a Grades 8–12 school of 1,250 students, formed from the merger of Steveston Secondary and Charles E. London Secondary.
  • Flood setting: the district is on Lulu Island in the Fraser River floodplain along the South Arm channel, behind the City perimeter dike system. Nearest hospital: Richmond Hospital, 7000 Westminster Highway.

Local rules that affect land buyers in South Arm

  • City plans and zoning: Richmond Zoning Bylaw 8500 governs; the Official Community Plan is OCP Bylaw 9000 — no separate South Arm area plan is confirmed, so the district sits in the OCP 9000 framework rather than an area plan of its own.
  • Subdivision + servicing — verified for Richmond: the City's own alphabetical bylaw list carries "Subdivision and Development — Bylaw 8751 (2011)" and "Works and Services Cost Recovery Bylaw 8752 (2011)" — Richmond's subdivision/servicing instrument is Bylaw 8751, with cost recovery under Bylaw 8752; parcel-level standards are confirmed with the City.
  • Flood rules — Bylaw 8204: the district is on Lulu Island in the Fraser River floodplain along the South Arm channel, behind the City perimeter dike system with drainage pump stations, designed for a 1:500 flood event with dikes being raised from 3.5 metres to 4.7 metres; the Flood Plain Designation and Protection Bylaw 8204 sets dike setbacks and flood construction level requirements — confirm both for any Williams Road lot before pricing in a rebuild or addition. No other city's floodplain zone is imported here.
  • 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 South Arm lots

  • Any Richmond land or townhouse tally that adds a Saunders list to a South Arm list without reading the address double-counts it.
  • The district's biggest residential building cannot be bought freehold: Mayfair Court's units at Williams Road / Ryan Road are a leasehold community with almost 63 years remaining on the lease per a current listing — the largest "for sale" audience in the district is buying time on a lease, not land.
  • The park cluster was reinvested in recently, on the record: the revitalized South Arm Community Park playground was officially opened by Richmond City Council in July 2023 with South Arm Community Association funding support, and James Whiteside Elementary's full seismic upgrade (3,107 m², occupancy fall 2023) is a documented Province project — both verifiable facts behind the "family area" pitch for the lots around the park.
  • The west end of the corridor's secondary school is a merger: Steveston-London Secondary (6600 Williams Road, 1,250 students) was formed from the merger of Steveston Secondary and Charles E. London Secondary — older listings and alumni references to either predecessor name mean this one school.
  • Richmond taxes come once a year, with two penalty steps: July 2, 2026 due date, 5% after, a further 5% on balances still outstanding after September 1, 2026 — a different calendar from Vancouver's two-instalment system, and the calendar that applies to every fee-simple lot in this district.

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

Sources for the land notes on South Arm

More South Arm real estate

Duplexes and half duplexes in South Arm

What a duplex looks like in South Arm

  • The usual duplex form: The documented base form of the district is single-detached houses in the RS1/RS2 zones (Bylaw 8500 Section 8.1) around the park and school cluster, with secondary suites under Section 5.4 — freehold detached housing. Minimum lot areas by subzone include RS1/B 360.0 m², RS1/E 550.0 m², RS1/F 828.0 m² and RS1/K 315.0 m², with a 24.0 m minimum depth in most subzones.

Local rules that affect duplexes in South Arm

  • SSMUH position — Richmond's own, as the City states it: The City states it allows at least one secondary suite and/or accessory dwelling unit per lot, with Bill 44 small-scale multi-unit minimums of 3 units on lots of 280 m² or less and 4 units on larger lots; the duplex is the baseline form under that framework. The implementing particulars for a specific lot are confirmed against the City's current SSMUH materials.
  • A secondary suite is a permitted secondary use in the RS1/RS2 zones; Section 5.4 of Bylaw 8500 sets a suite minimum of 33.0 m² and a maximum of the lesser of 40% of the dwelling floor area or 110 m².

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

Sources for the duplex notes on South Arm

What's nearby South Arm

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid-transit station: Richmond-Brighouse Station (Canada Line), reached by bus.
  • 406 Railway, TransLink — Steveston Village via Williams Rd and Railway Ave to Richmond-Brighouse Station.
  • 404 Four Road, TransLink — via No. 4 Rd and Steveston Hwy to Richmond-Brighouse Station, at the area's east edge.

Parks and recreation

  • South Arm Community Park, 8680 Williams Rd — 57.3 acres, 10 sports fields, 9 baseball diamonds, tennis, basketball, playground, outdoor pool.
  • South Arm Community Centre, 8880 Williams Road.
  • South Arm Outdoor Pool, 10100 South Arm Place.
  • South Arm Community Hall, 9020 Williams Road.

Schools

  • Hugh McRoberts Secondary, grades 8-12, SD38 Richmond; confirm the catchment with the district.
  • James Whiteside Elementary, grades K-7, SD38 Richmond; confirm the catchment with the district.
  • Steveston-London Secondary, grades 8-12, SD38 Richmond, at the corridor's west end; confirm the catchment with the district.

Groceries and shopping

  • Shoppers Drug Mart Broadmoor Shopping Centre (pharmacy), 7820 Williams Road.
  • Save-On-Foods, 11666 Steveston Hwy #3000, at the area's east side.

Sources for what’s nearby

What's nearby, building by building

Times are from OpenStreetMap routing from each building’s address, November 2026.

  • Kingz Court, 8233 Williams Road

    Transit
    Nearest rapid-transit station: Richmond-Brighouse Station (Canada Line), reached by bus. 406 Railway, TransLink: Steveston Village via Williams Road and Railway Ave to Richmond-Brighouse Station. 404 Four Road, TransLink: via No. 4 Road and Steveston Hwy to Richmond-Brighouse Station.
    Parks and recreation
    South Arm Community Park, 8680 Williams Road: 57.3 acres, sports fields, tennis, basketball, playground, outdoor pool. South Arm Community Centre, 8880 Williams Road.
    Schools
    James Whiteside Elementary, K-7, SD38 Richmond; confirm the catchment with the district. Hugh McRoberts Secondary, 8-12, SD38 Richmond; confirm the catchment with the district. Steveston-London Secondary, 8-12, SD38 Richmond; confirm the catchment with the district.
    Shopping
    Shoppers Drug Mart, Broadmoor Shopping Centre, 7820 Williams Road, Richmond. Save-On-Foods, 11666 Steveston Hwy #3000, Richmond.

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