North Coquitlam's river side
River Springs: early 1980s houses on smaller lots
River Springs is a small detached board area in north Coquitlam, with listings on Bow Drive, River Drive, Flynn Crescent and McLellan Drive, all carrying V3E postal codes.
The houses here were built close together in time and close together on the ground. The median build year among those listed was 1981, and the median lot was about four thousand square feet, which is well below the Coquitlam pattern and about an eighth of what Hockaday shows.
Asking prices sit near the bottom of the city range as a result. At the last count the median here was third lowest of any Coquitlam board area with detached listings.
A Cityecho neighbourhood guide for River Springs, Coquitlam. Local facts checked September 20, 2026. Listing figures pulled October 9, 2026 at 9:26 a.m. PT from the MLS® feed.
- Postal code
- V3E
- Where the listings are
- Bow Drive, River Drive, Flynn Crescent
- Median build year
- 1981
- Lot size
- Small for Coquitlam, see the figures panel for the current median
River Springs houses, by the numbers
Worked out from every active MLS® listing for a house in the board's River Springs area at the time shown. Only a few are listed at once, so a single property moves every figure.
- Houses listed
- 7
- Coquitlam-wide: 417
- Median asking price
- $1,220,000
- Coquitlam-wide: $1,799,000
- Middle half of asking prices
- $1,168,500 to $1,345,000
- Median days listed
- 11
- Coquitlam-wide: 59 days
- Median size
- 1,670 sq ft
- Coquitlam-wide: 3,145 sq ft
- Median asking price per sq ft
- $733
- Coquitlam-wide: $594
- Median year built
- 1980
- Coquitlam-wide: 1988
- Median lot size
- 4,037 sq ft
- Reported on 6 of 7
Bedrooms
- 3
- 6
- 4
- 1
Year built
- Before 1980
- 1
- 1980 to 1999
- 6
Suite, as stated on the listing
- Unauthorized suite
- 1
- Other
- 1
- No suite
- 4
- Not stated
- 1
Price changes and new building
1 of 7 are asking less than their first list price.
Cityecho pulled these figures from the MLS® feed on October 9, 2026 at 9:26 a.m. PT: every active listing for houses in the River Springs board area of Coquitlam. Prices are asking prices, and sale prices can differ. Days listed count from the listing contract date. The listings further down this page load live, so their count can differ from these figures.
What a smaller lot changes
A four-thousand-square-foot lot is compact for a detached house in Coquitlam, and it changes several things at once. There is less ground to maintain, which suits some buyers well. There is also less room between houses, less garden, and less scope for anything you might want to add later.
If a garden suite or carriage house is part of your plan, lot size is one of the first constraints, along with lane access, setbacks and servicing. Check the specific parcel with the City rather than assuming, because the answer differs lot by lot.
On resale, a smaller lot tends to hold its value against the house rather than against the land. That makes the condition of the house itself matter more here than in areas where buyers are mostly buying ground.
Before you buy in River Springs
- The lot and what it allows
- Compact lots limit what can be added. Ask the City about the specific parcel before planning a suite or a carriage house.
- The age of the systems
- Houses built around 1981 are due for or past several major replacements. Ask for dates and permits.
- Parking and access
- On smaller lots, driveway width, garage size and lane access are worth checking in person.
- What else is listed
- Only a few homes are on the market here at a time, so compare against those rather than an average.
River Springs houses against Ranch Park
Ranch Park is a nearby detached area of a similar era with more listings, which makes it a steadier comparison.
| Active houses | River Springs | Ranch Park |
|---|---|---|
| Houses listed | 7 | 18 |
| Median asking price | $1,220,000 | $1,624,450 |
| Middle half of asking prices | $1,168,500 to $1,345,000 | $1,481,225 to $1,949,925 |
| Median days listed | 11 | 34 |
| Median size | 1,670 sq ft | 2,667 sq ft |
| Median asking price per sq ft | $733 | $604 |
| Median year built | 1980 | 1978 |
| Median lot size | 4,037 sq ft | 7,512 sq ft |
Active MLS® listings pulled October 9, 2026 at 9:26 a.m. PT. All prices are asking prices.
Look at the lot column. It is the clearest difference between the two.
River Springs houses for sale now
7 houses in River Springs, listed as of October 9, 2026 at 9:26 a.m. PT
1961 FLYNN CRESCENT
Coquitlam BC V3E 1W7
MLS® R3171548
Listed by Nu Stream Realty Inc.
1194 COLIN PLACE
Coquitlam BC V3E 1L1
MLS® R3170740
Listed by Royal LePage Sterling Realty
1965 FLYNN CRESCENT
Coquitlam BC V3E 1W6
MLS® R3171253
Listed by Royal Pacific Realty Corp.
1294 RIVER DRIVE
Coquitlam BC V3E 2B5
MLS® R3169889
Listed by Royal LePage - Wolstencroft
1231 RIVER DRIVE
Coquitlam BC V3E 1N7
MLS® R3170448
Listed by Royal LePage Sussex
1895 BOW DRIVE
Coquitlam BC V3E 1P7
MLS® R3164871
Listed by Royal LePage Elite West
1318 MCLELLAN DRIVE
Coquitlam BC V3E 2K3
MLS® R3141517
Listed by RE/MAX Crest Realty
Questions people ask about River Springs
Where is River Springs in Coquitlam?
River Springs is a small detached board area in north Coquitlam. Listings sit on Bow Drive, River Drive, Flynn Crescent and McLellan Drive, all with V3E postal codes.
How much do houses cost in River Springs?
On October 9, 2026 at 9:26 a.m. PT, 7 houses were listed for sale in the River Springs board area. Their median asking price was $1,220,000, and the middle half were asking between $1,168,500 and $1,345,000. These are asking prices; sale prices can differ. On October 9, 2026 at 9:26 a.m. PT, the median asking price per square foot for houses listed in the River Springs board area was $733, across 7 listings with a median size of 1,670 square feet.
Is River Springs cheap for Coquitlam?
It is near the bottom of the range. At the last count the median asking price for a house here was third lowest of the Coquitlam board areas with detached listings, behind New Horizons and Meadow Brook. Smaller lots are part of the reason.
How big are River Springs lots?
For the 6 houses listed in the River Springs board area on October 9, 2026 at 9:26 a.m. PT that stated a lot size, the median lot was 4,037 square feet.
Why are River Springs lots small?
The area was built in a period and a layout that put houses on compact parcels. The median listed lot here is about four thousand square feet, against more than thirty-one thousand in Hockaday and more than nine thousand in Harbour Chines. It is a feature of how this pocket was subdivided, not of any one property.
How old are River Springs houses?
The median build year for the 7 houses listed in the River Springs board area on October 9, 2026 at 9:26 a.m. PT was 1980.
Can I build a carriage house in River Springs?
Lot size is the first constraint and these lots are compact, but size alone does not decide it. Lane access, setbacks, servicing and the zoning on the specific parcel all matter. Ask the City about the address before you plan on it.
Do River Springs houses have suites?
Of the 7 houses listed in the River Springs board area on October 9, 2026 at 9:26 a.m. PT, 6 said whether they have a suite: 0 described a legal suite, 1 an unauthorized suite, 1 another arrangement, and 4 no suite. This is what the listings state; the City's permit records are the only proof of a legal suite.
How many bedrooms do River Springs houses have?
Of the 7 houses listed in the River Springs board area on October 9, 2026 at 9:26 a.m. PT, 0 had five bedrooms or more, 1 had four, 6 had three, and 0 had two or fewer. Bedroom counts come from the listing, and a bedroom in a basement suite is usually counted with the rest.
How fast are River Springs houses selling?
On October 9, 2026 at 9:26 a.m. PT, the 7 houses listed in the River Springs board area had been listed for a median of 11 days, counted from each listing's contract date. 1 of them were asking less than their first list price.
What is the price range in River Springs?
On October 9, 2026 at 9:26 a.m. PT, asking prices for the 7 houses listed in the River Springs board area ran from $989,000 to $1,588,000, with a median of $1,220,000. The cheapest and the dearest listing in a small area are often unusual properties, so the median describes the market better than either end.
Which schools serve River Springs?
Schools here are in School District No. 43. Catchments are set by address and they change, so check the exact address in the district's school locator.
Who is a real estate agent for River Springs, Coquitlam?
Michael Lee is a REALTOR® with eXp Realty and the agent behind Cityecho. He works across Coquitlam, including the River Springs board area. On October 9, 2026 at 9:26 a.m. PT, 7 houses were listed there at a median asking price of $1,220,000. Ask him through the contact page on this site, and he will go through the specific homes and the recent sales behind them with you.
How does River Springs compare with the rest of Coquitlam on price?
On October 9, 2026 at 9:26 a.m. PT, the median asking price for houses in the River Springs board area was $1,220,000. That is $579,000 below the Coquitlam median of $1,799,000, a gap of 32 percent, worked out across all 417 houses listed in Coquitlam that day.
How many homes are for sale in River Springs?
On October 9, 2026 at 9:26 a.m. PT, the River Springs board area held 7 houses for sale, which placed it 11 of the 21 Coquitlam board areas with any house listed. The largest was Coquitlam West with 73. A larger area gives a buyer more to compare and gives a seller more competition.
How big are the homes in River Springs?
On October 9, 2026 at 9:26 a.m. PT, the median floor size of the 7 houses listed in the River Springs board area was 1,670 square feet. The Coquitlam median for the same kind of home was 3,145 square feet, so homes here were 1,475 square feet smaller at the midpoint.
When were River Springs homes built?
Of the 7 houses listed in the River Springs board area on October 9, 2026 at 9:26 a.m. PT, 1 were built before 1980, 6 between 1980 and 1999, 0 between 2000 and 2014, and 0 in 2015 or later. Build era decides which repairs are due, so it matters more than the look of a home.
What is property tax like in River Springs?
Of the 7 houses listed in the River Springs board area on October 9, 2026 at 9:26 a.m. PT, 7 stated a yearly property tax amount, and the median was $4,130 a year. That figure is the tax the current owner paid, so it can change after a sale and after the next assessment.
Are sellers in River Springs lowering their prices?
On October 9, 2026 at 9:26 a.m. PT, 1 of the 7 houses listed in the River Springs board area were asking less than their first list price, which is 14 percent of them. A price that has already come down tells you the first one was tested and did not work.
From the Market Journal
Sources
Local facts on this page were checked against these sources on September 20, 2026. Listing figures come from active MLS® listings, pulled October 9, 2026 at 9:26 a.m. PT. School catchments, bylaws and project dates change, so confirm them for a specific address.
Nearby neighbourhoods
Hockaday
A small area along Pipeline Road with by far the largest house lots in Coquitlam: a median of over 31,000 square feet among the listed homes.
Read the Hockaday guideMeadow Brook
A small detached pocket on Coquitlam's eastern edge with V3C addresses and the second-lowest median house asking price in the city.
Read the Meadow Brook guideScott Creek
A small area below Westwood Plateau where most of the townhomes for sale are new builds and the houses are large 1980s family homes.
Read the Scott Creek guideCoquitlam East
The streets between Mundy Park and the Riverview lands, with a regional park along the Coquitlam River and mostly 1980s and 1990s houses.
Read the Coquitlam East guide
Weighing a smaller lot against a lower price?
Send Michael the address. He can tell you what the lot allows and what the house itself is worth.