Aviary Living.

Overview

Aviary Living is a 36-home townhome development at 8800 Spires Rd, Richmond, BC V6Y 1W5. Homes run 698 to 1,724 sq. ft. Blended pricing is around $998 per sq. ft. Estimated completion is Early 2026.

36 homes is a mid-sized release. Sites this size typically sell through in one or two release rounds, and the best-oriented plans go in the first.

Location

Richmond is flat, bikeable and served by the Canada Line to downtown Vancouver and the airport. Steveston, the city centre and the agricultural east side are quite different places, so location within Richmond matters more than the city name.

The homes

• 36 townhomes
• 698 – 1,724 sq. ft.
• Blended pricing around $998 per sq. ft.
• At that blended rate, roughly $697,000 for the smallest plan and $1,721,000 for the largest
• 15% deposit
• Estimated completion Early 2026
• Status: Now Selling

How the pricing compares

Measured against 9 other Richmond townhome projects in my database, the median blended price is $1,036 per sq. ft. Aviary Living at $998 is within a few percent of it, effectively at market. That makes this a decision about the specific home rather than about the price level: orientation, floor, plan efficiency and outlook are what will differentiate your outcome here.

Direct comparables

Priced under it: The Richstone at $805, Brighouse22 at $905, NorthGate Residences at $905 per sq. ft. Priced over it: Cavendish at $1,036, 8899 Spires at $1,036, Sunpeak at $1,042 per sq. ft. The spread across that group is mostly siting and phase, not build quality.

What I would check before you sign

1. Whether the date holds. A near-term completion on a project still pre-launch or mid-construction is tight. Ask what the outside completion date in the disclosure statement says. That is the date that binds you, not the one in the marketing.
2. The deposit milestones, and whether your funds are committed elsewhere at those dates.
3. Assignment terms: whether you can assign, the fee, and whose consent you need. CSAIR reporting now makes assignment activity visible to the CRA.
4. Stacked versus traditional townhome, plus orientation and whether it is an end unit, these drive both livability and resale more than finishes do.
5. The unsold inventory specifically. On a selling project this tells you a lot.
6. Strata fees against the projected budget, not the launch estimate.

If you are weighing Aviary Living against the comparables above, I am happy to go through them with you side by side rather than one brochure at a time. I can also get you current pricing and plans.

Find it on the map.

8800 Spires Rd, Richmond, BC V6Y 1W5