SMOKING GOOD DEAL IN PORT MOODY
If you’ve been watching Port Moody real estate lately, you know deals like this don’t come easy. Detached homes on large lots close to the waterfront and transit are competitive — and for good reason. That’s what makes this one worth talking about.
My buyers just got the keys to 36 Mount Royal Drive — a 4-bedroom, 2-bathroom, 2,183 sq/ft detached home in the College Park neighbourhood, sitting on a 10,221 sq/ft flat lot that backs onto a greenbelt. Originally listed at $1,429,900, we negotiated a final sale price of $1,365,000. That’s $64,900 under asking — after 39 days on market.
I’m genuinely stoked for them. Here’s the full breakdown of the deal and what buyers can learn from it.
Sale price
$1,365,000
Under asking
$64,900
Lot size
10,221 sq/ft
Days on market
39 days
What we were working with
The home had been sitting on the market for 39 days — which in Port Moody is a signal worth paying attention to. The listing was well-presented with professional photos, a video tour, and a detailed floorplan, so the days on market weren’t a marketing problem. They were an opportunity.
The property itself checks a lot of boxes: a flat 10,221 sq/ft lot (nearly a quarter acre) backing directly onto a greenbelt with no rear neighbours, a fully finished basement with a separate entrance, 4 bedrooms across two levels, and a location that’s walkable to Moody Centre SkyTrain, Rocky Point Park, and Brewery Row. Built in 1959 and partly renovated in 2010, there’s obvious long-term value here — the land alone in this location commands a premium.
Why the sellers accepted $64,900 under asking
When a well-presented home doesn’t sell in the first two weeks, it usually tells you one of two things: the price was too ambitious for current market conditions, or buyer demand at that price point is softer than it looks on the surface. In this case, it was a bit of both.
The $1,429,900 list price was priced to reflect the lot’s redevelopment potential and the greenbelt-backed position — both legitimate value drivers. But buyers financing in today’s rate environment are running tight numbers, and a home needing updates priced at the top of the range tends to linger.
Thirty-nine days gives buyers negotiating power. We used it — and the sellers, motivated to complete, met us at a number that made sense for everyone.
A closer look at the home
The main floor holds 3 bedrooms and a full bathroom. The primary bedroom is a solid size, with hardwood floors and a greenbelt-facing outlook. The two secondary bedrooms work well for kids or guests.
The fully finished basement is the real bonus — a massive family room, a 4th bedroom, an office space, a second full bathroom, laundry, and storage. It’s a completely functional lower level that gives the home a total of 2,183 sq/ft of finished space across both floors.
Then there’s the outdoor space — a private balcony off the main floor, a massive backyard, and a large patio area at the lower level. The lot is flat, fully usable, and backs onto the greenbelt. No rear neighbours. Just trees.
What this deal means for buyers watching Port Moody
The narrative around Port Moody real estate is that you’re competing hard for anything detached. And that’s true — on day one. But the market right now has pockets of softness, and homes sitting past the 21-day mark are often negotiable in ways they wouldn’t have been 18 months ago.
For buyers who aren’t in a rush to compete in a multiple-offer situation, patience is a strategy. Watching for listings that have stalled and moving strategically — with strong terms and a clear offer — is how deals like this get done.
My buyers didn’t just find a house. They secured a 10,000+ sq/ft greenbelt lot in College Park, Port Moody for $1,365,000 — and they have room to make it their own.
The property at a glance
| Address | 36 Mount Royal Drive, Port Moody |
| Neighbourhood | College Park |
| Style | 2-storey, split entry — detached |
| Bedrooms / bathrooms | 4 beds / 2 full baths |
| Finished floor area | 2,183 sq/ft (main + below) |
| Lot size | 10,221 sq/ft flat, backing greenbelt |
| Year built / renovated | 1959 / partly updated 2010 |
| Zoning | RS1 |
Thinking about buying in Port Moody or the Tri-Cities?
Deals like this exist — but you need to be watching the right listings at the right time, and you need a buyer’s agent who knows when and how hard to negotiate. That’s exactly what we do.
If you’re looking to buy a detached home in Port Moody, Coquitlam, or anywhere in the Tri-Cities, reach out. We’d love to help you find your version of this deal.
Written by Jordan Macnab, PREC* — The Macnabs Real Estate Team, Royal LePage Elite West. Sale data sourced from MLS listing R3097870. AI assistance was used in drafting this post.
36 MOUNT ROYAL DRIVE, Port Moody BC V3H 1P6
Port Moody
V3H 1P6
$1,429,900
Residential
beds: 4
baths: 2.0
2,183 sq. ft.
built: 1959
- Status:
- Sold
- Prop. Type:
- Residential
- MLS® Num:
- R3097870
- Sold Date:
- Apr 17, 2026
- Bedrooms:
- 4
- Bathrooms:
- 2
- Year Built:
- 1959
- Price:
- $1,429,900
- Property Type:
- Residential
- Home Style:
- Split Entry, Exterior Entry to Basement, Two Levels
- Bedrooms:
- 4
- Bathrooms:
- 2.0
- Year Built:
- 1959
- Floor Area:
- 2,183 sq. ft.
- Lot Size:
- 10,221 sq. ft.
- MLS® Num:
- R3097870
- Status:
- Sold
- Floor
- Type
- Size
- Other
- Main
- Kitchen
- 13'3" × 10'3"
- -
- Main
- Eating Area
- 10'1" × 8'2"
- -
- Main
- Living Room
- 16'4" × 14'3"
- -
- Main
- Primary Bedroom
- 11'8" × 10'3"
- -
- Main
- Bedroom
- 11'9" × 9'7"
- -
- Main
- Bedroom
- 9'7" × 8'4"
- -
- Main
- Foyer
- 6'8" × 3'11"
- -
- Below
- Family Room
- 15'9" × 12'7"
- -
- Below
- Office
- 14'2" × 11'6"
- -
- Below
- Bedroom
- 15'9" × 12'
- -
- Below
- Laundry
- 9' × 6'9"
- -
- Below
- Mud Room
- 9'3" × 8'3"
- -
- Below
- Storage
- 7'2" × 6'1"
- -
- Floor
- Ensuite
- Pieces
- Other
- Main
- No
- 4
- Below
- No
- 3
-
View of front of property with a front yard and a shingled roof -
View of subject property
-
Foyer featuring a chandelier and light wood-type flooring
-
Living area featuring a brick fireplace, recessed lighting, and light wood-style floors
-
Living room with light wood-style floors, a brick fireplace, and recessed lighting
-
Living area with a fireplace, recessed lighting, and wood finished floors
-
Living area featuring light wood finished floors and suspended lighting
-
Hallway featuring light wood-style floors, suspended lighting, and an upstairs landing
-
Kitchen with stainless steel appliances, a peninsula, dark stone countertops, light tile patterned floors, and recessed lighting
-
Kitchen featuring open shelves, a peninsula, stainless steel dishwasher, backsplash, and recessed lighting
-
Kitchen with stainless steel appliances, wood finish cabinets, tasteful backsplash, recessed lighting, and light tile patterned floors
-
Kitchen with stainless steel appliances, recessed lighting, light tile patterned flooring, and dark stone countertops
-
Dining area featuring light tile patterned floors and recessed lighting
-
Bedroom featuring a closet and wood finished floors
-
Bedroom featuring a closet
-
Bedroom with baseboards and dark wood-style flooring
-
Bedroom with a closet and light wood-style flooring
-
Bedroom with wood finished floors and baseboards
-
Bedroom featuring light wood-style floors
-
Bathroom featuring vanity, dark tile patterned flooring, and shower / bathtub combination with curtain
-
Full bath with shower / tub combo with curtain
-
Living room featuring recessed lighting
-
Unfurnished living room with baseboard heating, light carpet, recessed lighting, and a glass covered fireplace
-
Living area featuring a baseboard heating unit, light carpet, recessed lighting, and a glass covered fireplace
-
Office area featuring a baseboard radiator, recessed lighting, and light carpet
-
Bedroom featuring a closet and light carpet
-
Bedroom featuring a desk, multiple closets, and light colored carpet
-
Bathroom with vanity, a baseboard heating unit, and plenty of natural light
-
Bathroom featuring light tile patterned floors and a shower stall
-
Laundry room featuring light tile patterned floors, recessed lighting, and independent washer and dryer
-
Laundry area with recessed lighting and a sink
-
View of patio featuring an outdoor lounge area
-
View of patio featuring area for grilling
-
Rear view of property featuring board and batten siding
-
Back of house with a fenced backyard and a storage unit
-
Back of property featuring stucco siding
-
View of subject property
-
View of subject property
-
Bird's eye view of a water and mountain view
Virtual Tour
- The Macnabs Team
- ROYAL LEPAGE ELITE WEST
- Email us
- info@themacnabs.com