Terra Nova Homes for Sale, Richmond

On this page (10 sections)

Terra Nova is Richmond's premier residential address — an upscale neighbourhood of luxury estate homes adjacent to the stunning Terra Nova Rural Park and the shores of the Fraser River. With top schools, executive homes, and a serene natural setting, it represents the pinnacle of Richmond living.

Email me new listings for this search

Get new homes by email as they come on the market. Jared sets up the alert for you.

Sent by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, #201, 15272 Croydon Drive, Surrey, BC V3Z 0Z5, 604-928-1361, jaredgibbons@royallepage.ca. Every email has an unsubscribe link. Privacy Policy

Where Terra Nova sits

The map loads when you scroll to it.

Drag to move the map. Zoom in to show the names of smaller areas. Press an area to open its page.

Drive time to Terra Nova

Drive time from Terra Nova

Type your work or school address to see an estimated drive time. It runs in your browser and nothing you type is saved or sent to us.

Street address and city, for example 100 Main St, Vancouver.

The time is to the middle of the neighbourhood, not to a specific home. Traffic varies by day and incidents. Directions and traffic data from Google Maps.

Common questions

Can I buy an apartment condo in Terra Nova?

Terra Nova's strata stock is three townhouse complexes — Quilchena Green (5531 Cornwall Drive, 91 homes, built 1992), Mayflower (3880 Westminster Highway, Polygon) and Sonoma (3555 Westminster Highway, Polygon, built 1995).

Is Quilchena Green 45+ or 55+?

Read the registered bylaws and Form B before assuming either figure.

Can I rent out a Quilchena Green home?

The sources conflict (directory: "rentals not allowed"; current listing: "rentals allowed with restrictions"), and the directory line is void for long-term rentals since November 24, 2022 in any event. Short-term rentals can still be restricted, and a valid 55+ bylaw would still govern who may occupy — confirm both points from the registered bylaws.

Are pets allowed at Quilchena Green?

Published as pets allowed with restrictions; the current listing's bylaw summary records cats and dogs OK to a maximum of one. Confirm against the registered bylaws — pet bylaws remain enforceable in BC.

Mayflower — 1996 or 1997?

Both figures describe the same Polygon townhouse complex at 3880 Westminster Highway.

Is Quilchena Green in Quilchena?

No. Despite the name, the complex is at 5531 Cornwall Drive in Terra Nova, north-west of the Quilchena Elementary / Moresby Drive pocket (Quilchena RI). Same first word, different sub-area — confirm which "Quilchena" a listing means before viewing.

Which public schools are in the Terra Nova pocket?

Spul'u'kwuks Elementary at 5999 Blanshard Drive is physically inside the pocket.

How is Terra Nova reached by transit?

Bus service on No. 1 Road and Westminster Highway connects the pocket to Richmond–Brighouse Station on the Canada Line; there is no Canada Line station inside the sub-area.

Can a farm parcel beside the pocket have a second dwelling?

Agricultural Land Commission guidance allows one principal residence and, if the regulation conditions are met, one additional residence per parcel in the Agricultural Land Reserve, and Richmond AG1 zoning also lists a secondary suite as a secondary use.

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

    “Super happy with Jared and his team! Jared helped me find a commercial space in a tight timeline, went above and beyond for us. Would recommend to anyone!”

    C.E. Google review

  • 5 out of 5 stars

    “Jared represented us first as a buyer’s agent and helped us find our ideal home and most recently helped us in the sale of our townhome. He was knowledgeable, flexible and easy to communicate with…”

    J.O. Google review

  • 5 out of 5 stars

    “Jared was incredible to work with. He took the time to do what was best for me. He. Never made me feel pressured or rushed. He truly worked with and for me.”

    D. Google review

More real estate nearby

Terra Nova 55+ homes for sale

Condo buildings in Terra Nova

Streets, schools and transit near Terra Nova condos

  • Where multi-family stock actually concentrates: along Westminster Highway at the pocket's south edge (Mayflower at 3880 Westminster Highway, Sonoma at 3555 Westminster Highway) and on Cornwall Drive inside the pocket (Quilchena Green at 5531 Cornwall Drive). All three complexes are townhouse form. The rest of the pocket is detached houses, with farm land in the AG1 / ALR framework to the west and south.
  • Main roads: Westminster Highway, No. 1 Road and River Road; Terra Nova Rural Park is at the west end of Westminster Highway west of No. 1 Road.

Local rules that affect condo buyers in Terra Nova

  • Age bylaws — SPA ss. 123.1 / 123.2: only a 55-or-older residency bylaw is valid in BC; any younger threshold (for example a "45+" label) cannot be enforced as an age-restriction bylaw under the current Act. Exemptions cover legacy residents, live-in caregivers and (from May 1, 2023) younger spouses/partners and defined children.
  • Official Community Plan: Richmond Official Community Plan Schedule 2.2B Thompson (Terra Nova) is the sub-area plan for the pocket; the city-wide plan is the City of Richmond 2041 Official Community Plan, Bylaw 9000.
  • Flood protection and Flood Bylaw 8204: Richmond is protected by a perimeter dike system with drainage pump stations (49 km of dikes, 39 pump stations city-wide), designed for a 1:500 flood event, with dike raising from 3.5 metres to 4.7 metres for sea level rise under way; the Flood Plain Designation and Protection Bylaw 8204 sets setbacks from a dike right-of-way and bars building below the flood plain construction level in its Schedule B — directly relevant to the Cornwall Drive and Westminster Highway complexes near the dyke.
  • ALR beside the pocket: Agricultural Land Commission guidance allows one principal residence and, if the regulation conditions are met, one additional residence per parcel in the Agricultural Land Reserve — the rule set for the farm parcels beside the residential pocket, not for the strata complexes themselves.

Good to know about Terra Nova condos

  • Two of the three complexes share one builder and one amenity pattern. Mayflower and Sonoma are both Polygon townhouse communities on Westminster Highway with clubhouse / pool / hot tub / gym amenity sets built a year apart (Sonoma 1995; Mayflower 1996/97) — cross-complex comparisons of construction and strata practice are unusually direct here.
  • The area's Indigenous name is on the school. Terra Nova was named Spul'u'kwuks by Indigenous Peoples who used it for seasonal fishing camps, and the elementary school inside the pocket carries that name (Spul'u'kwuks Elementary, 5999 Blanshard Drive); Newfoundland fishermen later renamed the area Terra Nova, "new land," and the Terra Nova Cannery operated there into the middle of the 20th century.

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

Sources for the condo notes on Terra Nova

Townhome complexes in Terra Nova

Quilchena Green — 5531 Cornwall Drive. Strata (freehold strata), 55+ label: check the bylaws

A gated townhouse complex of duplex-style / 2-level townhomes: 91 homes, built 1992, frame-wood construction, Freehold Strata title, Strata Plan LMS423 (building/listing sources). Published amenities include a club house and hot tub (building directory); listings describe a live-in caretaker and club house in a gated community. Zoning recorded on a listing: RTL 1. Restrictions conflict — carried unresolved: a current listing records age restrictions, pets allowed with restrictions, rentals allowed with restrictions, and "Age Restricted 55+," with pets recorded as cats and dogs OK to a maximum of one; the building directory instead records age restrictions, pets allowed with restrictions, and "rentals not allowed" — the directory line is void for long-term rentals since Nov 24, 2022 in any event.

Mayflower — 3880 Westminster Highway. Strata (Polygon Homes)

A current listing describes the complex as pets friendly with rentals allowed (listing data — confirm on the Form B).

Sonoma — 3555 Westminster Highway. Strata (freehold strata; Polygon Homes)

A gated townhouse community built 1995 (current listings): a current listing records Sub-Type Townhouse, Ownership Type Freehold Strata, frame-wood construction, with amenities including an outdoor pool, hot tub, clubhouse and fitness centre/gym and professionally landscaped grounds; another listing records a unit's sub-type as Duplex / Half Duplex — classification note: the MLS sub-type varies by unit (Townhouse vs Duplex/Half Duplex) while the built form and tenure are one gated strata townhouse community; built form governs, both sub-types are stated, and the complex is counted once, here, as a townhouse complex.

Streets, schools and transit near Terra Nova townhomes

  • The rest of the pocket is detached houses, with farm land in the AG1 / ALR framework to the west and south.
  • Transit and roads: bus service on No. 1 Road and Westminster Highway connects the pocket to Richmond–Brighouse Station on the Canada Line; no Canada Line station and no highway interchange is inside the sub-area. Westminster Highway, No. 1 Road and River Road are the main roads.

Good to know about Terra Nova townhomes

  • Quilchena Green is Terra Nova stock, whatever the name suggests. Its home count is here.
  • Its age label disagrees with itself across time. A 2016 MLS sheet records 45+; current listings record 55+.
  • Two of the four complexes share one builder and one amenity pattern. Mayflower and Sonoma are both Polygon townhouse communities on Westminster Highway (1995–1997 era) with the same resort-style set — clubhouse, outdoor pool, hot tub, gym — so a buyer cross-shopping them is really comparing floorplans, yards and strata health, not amenity lists. Basis: above.
  • The pocket's plan name is not its postal name. The City plans this area as Thompson (Terra Nova) — OCP Schedule 2.2B — and the Heritage Inventory lists its planning area as Thompson, while the board and the market call it Terra Nova.
  • The rural park is a no-dogs park. Terra Nova Rural Park, 2631 Westminster Highway, is a 63-acre site with trails, the Adventure Play Environment and the Sharing Farm on the Pacific Flyway beside the Sturgeon Bank Wildlife Management Area — and it is a no DOGS ALLOWED area under Animal Control Bylaw 8612, which matters to dog-owning buyers who assume dyke-side living means dyke-side dog walks. (The West Dyke Trail itself runs from the park south to Garry Point Park.)
  • Care anchors are in the wider Thompson / City Centre area, not the pocket. Thompson Community Centre is at 5151 Granville Avenue; the nearest hospital is Richmond Hospital, 7000 Westminster Highway (Vancouver Coastal Health), and Richmond City Centre Urgent and Primary Care Centre is at #110, 4671 No. 3 Road; the nearest full library branch named on an official source is Richmond Public Library Brighouse (Main) Branch, 100-7700 Minoru Gate — there is no library branch in the pocket.

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

Sources for the townhome notes on Terra Nova

Lots and land in Terra Nova

Fee-simple lots

  • Established house lots: single-detached houses in the residential pocket east of the rural park, the documented base form alongside the ALR farm parcels.
  • Servicing: Terra Nova homes are on City water and sewer services in the residential pocket.
  • Added-unit position (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 — the ALR farm lots follow the ALR framework instead (below).

ALR farm land

  • AG1 framework, as the bylaw states it: 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, and where that approval is not required the minimum lot area is 2.0 ha; single detached housing is not to be built on a lot under 828.0 m² in that zone.
  • ALR vs non-ALR split: the pocket's house lots are non-ALR residential ground; the farm land to the west and south is ALR ground under AG1. No parcel count or percentage split for Terra Nova is stated.
  • Flood position (both forms): Richmond is protected by a perimeter dike system (49 km of dikes, 39 pump stations) designed for a 1:500 flood event, with dike raising from 3.5 metres to 4.7 metres under way; the Flood Plain Designation and Protection Bylaw 8204 sets setbacks from a dike right-of-way and bars building below the flood plain construction level in its Schedule B — west- and north-edge parcels sit closest to that framework.

Built strata ground

  • Quilchena Green — 5531 Cornwall Drive: Pointer only here: built strata ground, not a lot offering, and no lot count is taken from it. Its 45+/55+ age-label conflict is carried unresolved in.
  • Mayflower (3880 Westminster Highway), Sonoma (3555 Westminster Highway) and London Mews (6333 No. 1 Road): Built ground, not land inventory; no counts are taken here.
  • Omega context (where met)

Development proposal

  • 6011 and 6031 No. 1 Road at Westminster Highway: City panel records from 2012 note a mixed-use building proposed at that corner and townhouse developments to the west and south of No. 1 Road at Westminster Highway. That is the No. 1 Road edge (Thompson side of the boundary in the Heritage Inventory description).

Streets, schools and transit near Terra Nova lots

  • Parks and roads: Terra Nova Rural Park, 2631 Westminster Highway, is a 63-acre site at the west end of Westminster Highway west of No. 1 Road, with trails, an Adventure Play Environment and the Sharing Farm, along the Pacific Flyway beside the Sturgeon Bank Wildlife Management Area — and a no DOGS ALLOWED area under Animal Control Bylaw 8612. Main roads: Westminster Highway, No. 1 Road and River Road. The West Dyke Trail runs from the park south to Garry Point Park.

Local rules that affect land buyers in Terra Nova

  • OCP — City of Richmond 2041 Official Community Plan, Bylaw 9000: with Schedule 2.2B Thompson (Terra Nova) as the sub-area plan listed by the City for this area.
  • Zoning — Richmond Zoning Bylaw 8500: residential pocket lots under their parcel zones (confirmed lot by lot); farm land under Agriculture AG1, Section 14.1 (one principal dwelling per lot, secondary suite as a secondary use, 2.0 ha subdivision minimum where ALC approval is not required, no single detached housing on a lot under 828.0 m² in that zone).
  • SSMUH / added units as the City states it (non-ALR lots only): at least one secondary suite and/or accessory dwelling unit per lot, with Bill 44 minimums of 3 units on lots of 280 m² or less and 4 units on larger lots. AG1 farm lots follow the ALR framework below instead — do not price SSMUH potential into an ALR parcel.
  • ALR rules (the farm-land framework): subdivision in the ALR requires ALC approval; ALR residences cannot be stratified; ALC guidance allows one principal residence and, if the regulation conditions are met, one additional residence per parcel — caps: principal ≤500 m², suite within principal only, additional residence 90 m² (≤40 ha) / 186 m² (>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.
  • Flood / dike diligence — Bylaw 8204: dike setbacks and the flood plain construction level (Schedule B) apply; the pocket sits behind the 1:500-design perimeter system with dike raising under way. Get the parcel-level position early on west- and north-edge purchases.
  • Heritage diligence: the Terra Nova Heritage Area is on the City Heritage Inventory — heritage status is a lot-level diligence item for parcels in or beside the inventoried area.
  • Strata block — applies to the built townhouse ground (Quilchena Green and peers), not to bare land here: Form B diligence (fees, amounts owed, levies, CRF balance, insurance summary; provided within 7 days, max $35 + 25¢/page); depreciation reports on a 5-year cycle for stratas with 5+ lots since July 1, 2024; minimum 10% CRF contribution since November 1, 2023; rental-restriction bylaws void since November 24, 2022 (covenant-based rental obligations, where registered, are a separate position); only 55+ age bylaws valid under SPA ss.123.1/123.2, with May 1, 2023 exemptions (younger spouse/partner, caregivers, legacy residents, defined children).

Good to know about Terra Nova lots

  • "Terra Nova" means "new land" — and the older name is on the school: Indigenous Peoples used Terra Nova for seasonal fishing camps during salmon and sturgeon runs and the area was named Spul'u'kwuks; Newfoundland fishermen later renamed it Terra Nova, and the Terra Nova Cannery operated there until the middle of the 20th century. The elementary school in the pocket still carries the Spul'u'kwuks name.
  • The rural park is a no-dogs park: Terra Nova Rural Park (63 acres, Sharing Farm, Adventure Play Environment, Pacific Flyway trails) is a no DOGS ALLOWED area under Animal Control Bylaw 8612 — a real factor for dog-owning buyers pricing dyke-side lots, and one listing copy rarely mentions.
  • The foreshore is inside the area description: the City Heritage Inventory's Terra Nova description includes the foreshore outside the dyke to the north and west, beside the Sturgeon Bank Wildlife Management Area — edge "land" there is foreshore and habitat ground under the dike framework, not buildable lot area.
  • Price the corner as it stands today, not as the proposal. Basis: above.

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

Sources for the land notes on Terra Nova

What's nearby Terra Nova

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid station: Richmond-Brighouse Station (Canada Line), the terminus of route 401, which stops at No. 1 Road and Westminster Highway at the area's east edge.
  • Nearest bus exchange: Richmond-Brighouse Station, route 401's terminus.
  • Route 401 One Road / Brighouse Station, via Westminster Highway and No. 1 Road, TransLink.

Parks and recreation

  • Terra Nova Rural Park, 2631 Westminster Highway, at the west end of Westminster Highway west of No. 1 Road: City of Richmond park.

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.

Groceries and 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

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Spul'u'kwuks Elementary, 5999 Blanshard Drive
ToHowMinutesDistance (km)
Terra Nova Village, 3671 Westminster HighwayWalk50.4
Terra Nova Rural ParkWalk141.1
J.N. Burnett SecondaryDrive52.4

Sources for what’s nearby

What's nearby, building by building

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

  • London Mews, 6333 No. 1 Road

    Transit
    Nearest rapid station: Richmond-Brighouse Station (Canada Line), the terminus of route 401, which stops at No. 1 Road and Westminster Highway at the area's east edge. Route 401 One Road / Brighouse Station, via Westminster Highway and No. 1 Road, TransLink.
    Parks and recreation
    Terra Nova Rural Park, 2631 Westminster Highway, at the west end of Westminster Highway west of No. 1 Road: City of Richmond park.
    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 (carried from phase 1).

  • Mayflower, 3880 Westminster Highway, 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.
    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.
    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)
London MewsTerra Nova Village, 3671 Westminster HighwayWalk80.6
London MewsSpul'u'kwuks ElementaryWalk120.9
London MewsTerra Nova Rural ParkDrive42.1
MayflowerTerra Nova Village, 3671 Westminster HighwayWalk30.2
MayflowerSpul'u'kwuks ElementaryWalk60.5
MayflowerTerra Nova Rural ParkWalk171.4
SonomaSpul'u'kwuks ElementaryWalk30.2
SonomaTerra Nova Village, 3671 Westminster HighwayWalk50.4
SonomaTerra Nova Rural ParkWalk131.1

Richmond neighbourhoods

Build my search

Where are you starting?

Answer four quick questions and tell me where to send it. I will reply with homes to look at and the next steps.

Ready to get started?

Call 604-928-1361 or Email me today and let's discuss your next home sale or purchase.