Terra Nova 55+ Homes for Sale

In Terra Nova, Richmond, the 55+ homes you can buy are Quilchena Green (strata). This page names each building, says what type it is and what the sources show, and covers local rules and the questions buyers ask.

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55+ strata buildings you can buy in Terra Nova

Quilchena Green — 5531 Cornwall Drive (Terra Nova)

The one age-restricted strata ownership complex in the sub-area. Freehold strata townhouses, built 1992, 91 units, zoning RTL 1, gated. Current MLS listing data records the complex as a "55+ gated townhouse community" with strata restrictions "Age Restrictions, Pets Allowed w/Rest., Rentals Allwd w/Restrctns, Age Restricted 55+" and community features "Adult Oriented"; building sources record age restrictions, pets allowed with restrictions, a club house and a swirlpool/hot tub. Board and listing sources place the address in the Terra Nova sub-area — despite the "Quilchena" name.

Streets, schools and getting around Terra Nova

  • Terra Nova is the north-west Richmond pocket on Lulu Island, west of No. 1 Road at the end of Westminster Highway, beside the Middle Arm / Sturgeon Bank foreshore. The City Heritage Inventory describes the Terra Nova area as from No. 1 Road westward, with Westminster Highway to the south, the Fraser River to the north and west, and No. 1 Road in the east, including the foreshore outside the dyke to the north and west.
  • The board sub-area name is "Terra Nova"; the City plans the same area as a sub-area in the Thompson planning area — the City lists the plan as Schedule 2.2B Thompson (Terra Nova) in the Richmond Official Community Plan, and the City Heritage Inventory lists its planning area name as Thompson.
  • Nearby areas: Thompson / Granville to the east across No. 1 Road, Seafair to the south across Westminster Highway, Sea Island across the Middle Arm to the north, and the Sturgeon Bank Wildlife Management Area on the foreshore to the west.
  • Roads: Westminster Highway, No. 1 Road and River Road are the main roads; Terra Nova Rural Park is at the west end of Westminster Highway west of No. 1 Road.
  • Schools: Spul'u'kwuks Elementary, 5999 Blanshard Drive, is physically inside the pocket; J.N. Burnett Secondary, 5011 Granville Avenue, is in the wider Thompson area east of No. 1 Road. School District 38 catchments are address-based with no middle-school tier.
  • Parks and trails: Terra Nova Rural Park, 2631 Westminster Highway, is a 63-acre site with trails, an Adventure Play Environment and the Sharing Farm, along the Pacific Flyway and adjacent to the Sturgeon Bank Wildlife Management Area — and it is a no DOGS ALLOWED area under Animal Control Bylaw 8612. The West Dyke Trail runs along the dyke from Terra Nova Rural Park to Garry Point Park.
  • Recreation, library, health: Thompson Community Centre is at 5151 Granville Avenue in the wider Thompson area; there is no library branch in the pocket (nearest full branch named on an official source is Brighouse (Main), 100-7700 Minoru Gate); the nearest hospital is Richmond Hospital, 7000 Westminster Highway, and Richmond City Centre Urgent and Primary Care Centre is at #110, 4671 No. 3 Road.
  • Transit: bus service on No. 1 Road and Westminster Highway connects the pocket to Richmond–Brighouse Station on the Canada Line; no Canada Line station is inside the sub-area.
  • Where the seniors housing actually is: in exactly one place — Quilchena Green, 5531 Cornwall Drive, the gated 55+ townhouse complex on Cornwall Drive in the pocket's residential streets west of No. 1 Road. It is the sub-area's only age-restricted housing of any tenure; there is no 55+ rental building, retirement residence, assisted-living residence or subsidized seniors building verified inside Terra Nova.

Local rules and plans in Terra Nova

  • Zoning — two regimes meet in this pocket: Quilchena Green carries RTL 1 zoning on its MLS record. For farm land beside the pocket, Agriculture (AG1) in Richmond Zoning Bylaw 8500 Section 14.1 provides for farming and compatible uses consistent with the Agricultural Land Reserve, one principal dwelling unit per lot, and a secondary suite as a secondary use; subdivision in the ALR is not permitted unless approved by the Agricultural Land Commission (2.0 ha minimum lot area where that approval is not required), and single detached housing is not to be built on a lot under 828.0 m² in that zone.
  • Suites on non-ALR lots: the City states Richmond allows at least one secondary suite and/or an 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 — but AG1 farm lots beside the pocket follow the ALR framework instead (Agricultural Land Commission guidance: one principal residence and, if the regulation conditions are met, one additional residence per parcel).
  • Plan: Richmond Official Community Plan Schedule 2.2B Thompson (Terra Nova): is the sub-area plan; the city-wide plan is the City of Richmond 2041 Official Community Plan, Bylaw 9000.
  • Property taxes and utilities: City of Richmond property 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. Richmond's 2026 typical single-family metered utility total is $2,251 per year, including a $342 flood protection line.

BC’s 55+ rules (age bylaws, who may live in a unit, exemptions and rentals) apply in every strata and are on the BC 55+ strata rules page.

Good to know about Terra Nova

  • The complex's name points at the wrong neighbourhood. "Quilchena Green" is named for Quilchena, but the board, listing sources and building sources all place 5531 Cornwall Drive in Terra Nova — and the separate Quilchena pocket (around Quilchena Elementary on Moresby Drive, south-east of here) has no 55+ housing at all. A buyer searching "Quilchena 55+" and a buyer searching "Terra Nova 55+" are looking for this same one complex.
  • The pocket's Indigenous and settler names are both in daily use: Indigenous Peoples used Terra Nova for seasonal fishing camps during salmon and sturgeon runs, and the area was named Spul'u'kwuks — now the elementary school's name — before Newfoundland fishermen renamed it Terra Nova, meaning "new land"; the Terra Nova Cannery was built here and operated until the middle of the 20th century.
  • The big park is a no-dogs park. Terra Nova Rural Park is a no DOGS ALLOWED area under Animal Control Bylaw 8612 — dog owners in Quilchena Green (where pets are allowed with restrictions inside the complex) walk the dyke trail, not the 63-acre park across the road.
  • Old MLS data for this complex is actively misleading twice over: the 2016 sheet's 45+ age figure is a now-invalid bylaw class, and the building database's "rentals not allowed" line describes a bylaw class the Province voided in 2022. Terra Nova's one 55+ complex is exactly where stale restriction data does the most damage — date every restriction claim.
  • The dike is part of the utility bill: Richmond's 2026 typical single-family metered utility total of $2,251 per year includes a $342 flood protection line — in Terra Nova that charge buys the dike at the end of the street.

Sources

Facts on this page come from these public sources, read on November 1, 2026. Listing-level pages are not listed.

Terra Nova 55+ homes: your questions answered

What 55+ homes can I actually buy in Terra Nova?

One complex: Quilchena Green, 5531 Cornwall Drive — 91 freehold strata townhouses, built 1992, gated, with the current MLS record stating "Age Restricted 55+." It is the sub-area's only age-restricted ownership stock; everything else strata in the pocket (Sonoma, Mayflower, London Mews) is general-market.

One listing says 45+, another says 55+. Which is it at Quilchena Green?

Current listings say 55+; a 2016 MLS sheet said 45+. Legally it cannot be 45+ today — sub-55 age bylaws have been invalid since Nov 24, 2022 — but the registered bylaw's exact wording is what governs, so read it in the strata documents before relying on either listing.

Does one of us have to be 55+, or do we both?

Listings for Quilchena Green describe the test in two different ways — "one owner on title who's 55+" and "one occupant has to be 55+". Provincially, a younger spouse or partner of a qualifying resident is exempt by regulation, as are live-in caregivers, legacy residents, children under 19 in the resident's care, and adult children cared for before 19. Confirm the complex's own bylaw wording on the Form B.

Can I rent out a Quilchena Green unit?

Long-term rental bans no longer exist in BC — every strata rental-restriction bylaw became invalid on Nov 24, 2022, which is why the sources disagree (one database still says "rentals not allowed"; current MLS data says rentals allowed with restrictions). Two catches remain: the tenant still has to satisfy the 55+ age bylaw or an exemption, and a strata can still restrict short-term rentals.

Are pets allowed at Quilchena Green?

Building and listing sources record pets allowed with restrictions.

What does the complex offer day to day?

Listings and building sources describe a gated complex with a live-in caretaker, a clubhouse, a swirlpool/hot tub and landscaped grounds, steps from the dyke trails — and Terra Nova Rural Park (63 acres, trails, Sharing Farm) and the West Dyke Trail are the pocket's outdoor amenity, with the park's no-dogs rule under Bylaw 8612 worth knowing before a dog owner buys.

Is Terra Nova in a floodplain?

All of Richmond sits behind the perimeter dike system; Bylaw 8204 sets dike setbacks and a flood plain construction level, and this pocket's west and north edges are the foreshore outside the dyke — get the parcel-level dike and flood-construction position early on any purchase here.

If I need care later, can I stay in Terra Nova?

No retirement residence, assisted-living residence or care home with a Terra Nova address is known — the care step means leaving the pocket for Richmond's City Centre / Steveston / Hamilton residences or long-term care elsewhere in the city.

Does the farm land beside the pocket change what I can do with a house lot?

For ALR/AG1 parcels, yes: Agricultural Land Commission rules allow one principal residence plus, if conditions are met, one additional residence per parcel, and ALC approval gates subdivision (2.0 ha minimum where approval is not required) — a completely different rulebook from the non-ALR house streets, so establish which side of the line a parcel sits on before pricing suite or rebuild potential.

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

    “I have bought a new house with Jared and he was very professional and knowledgeable always available to answer any questions I had but above all prepared and personable. I would highly recommend Jared.”

    G.E. Google review

  • 5 out of 5 stars

    “I was going to write a long heartfelt message, because Jared has been so exceptional to work with, but to simply put it - if you want to sell your home, or buy a house, you are going to want to work with Jared…”

    N.K. 27 Sep 2026 · Google review

  • 5 out of 5 stars

    “Jared was super helpful, answering our many questions promptly! He made the home buying process as seamless as it could be and really advocated for us as first-time buyers. We recommend working with Jared as your realtor!”

    A.R. Google review

More Terra Nova real estate

What's nearby, building by building

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

  • Quilchena Green, 5531 Cornwall Drive, Richmond BC

    Transit
    Nearest rapid-transit station: Richmond-Brighouse Station (Canada Line), terminus of route 401, which stops at No. 1 Road and Westminster Highway. Route 401 One Road / Brighouse Station, via Westminster Highway and No. 1 Road, TransLink.
    Parks and recreation
    Terra Nova Rural Park, 2631 Westminster Highway, City of Richmond park at the west end of Westminster Highway west of No. 1 Road.
    Schools
    Spul'u'kwuks Elementary, grades K-7, 5999 Blanshard Drive, School District 38 Richmond; confirm the catchment with the district. J.N. Burnett Secondary, grades 8-12, 5011 Granville Avenue, School District 38 Richmond; confirm the catchment with the district.
    Shopping
    Terra Nova Village, 3671 Westminster Highway: open-air centre anchored by Save-On-Foods, per the centre owner's (First Capital) leasing site plan.

Measured walking and driving times from each building

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), starting at each building’s address
BuildingToHowMinutesDistance (km)
Quilchena GreenSpul'u'kwuks ElementaryWalk70.5
Quilchena GreenTerra Nova Village, 3671 Westminster HighwayWalk90.7
Quilchena GreenTerra Nova Rural ParkWalk181.5

Sources for what’s nearby each building

Listing details: MLS® listing records.

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