Richmond, British Columbia
Richmond is the one city in this group that publishes nothing at all about its own property: no assessment roll, no parcel file, no tax report — so everything on this page about who owns the city comes from the owners' own disclosures, and the four biggest holders turn out to be an Ontario teachers' pension fund, a Vancouver developer, a 42-year-old family company and a broadcaster.
7 buildings · 4 with an owner established · 16 sources · 1 tier B · 6 tier A · prepared 2026-10-03
Land titles in British Columbia belong to a public register run by the Land Title and Survey Authority, and anybody may search it — but each search costs $11.06 on the LTSA Customer Fee Listing as at April 1, 2026, there is no bulk owner product at any price, and the province publishes no price-paid file, so transaction data appears only as counts and values by municipality. Since 30 November 2020 corporations, trusts and partnerships holding BC land have had to file with the Land Owner Transparency Registry, whose public search has been live since 30 April 2021 and which the same fee schedule prices at NIL: it names the individuals behind the companies. Richmond adds nothing to that. Unlike Vancouver, Victoria, Surrey or Kamloops, the City of Richmond publishes no open property roll, no parcel file and no tax report: a search of its ArcGIS Enterprise portal for parcel, property or assessment returned 71 items, all of them Esri solution templates, layer templates or unrelated maps, and richmond.ca returns 404 to a scripted request on nearly every deep path tried. On this page, therefore, there is no public number to put beside a building — only what its owner chooses to say.
- bcassessment.ca — “Any commercial use of these data in whole or in part, directly or indirectly, including the use of such data for business, residential address or telephone directory services or any solicitation service is specifically prohibited except with the prior written authority of the owner of the copyright.”
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| CF Richmond Centre 1400-6551 No. 3 Road 459,358 sq ft GLA (325,674 sq ft CRU) |
Retail | Cadillac Fairview Cadillac Fairview's own property page gives the address as 1400-6551 No. 3 Road and the figures as 191 stores, 459,358 sq ft of gross leasable area, 325,674 sq ft of CRU area, $1,501 of sales per square foot and $3,313 per square foot in the food court — one of the highest-productivity malls in Canada. CF's own About Us page states it is "Wholly owned by the Ontario Teachers' Pension Plan, with assets under management of $26 billion"; that second page is why this is tier B rather than A. |
Pension fund | —B |
| RC at CF Richmond Centre (the 27-acre master plan) 6331 No. 3 Road |
Mixed use | Cadillac Fairview and SHAPE Properties joint master plan; shares not stated SHAPE's own portfolio page carries the heading "A MASTER PLAN BY CADILLAC FAIRVIEW & SHAPE" and states: "Cadillac Fairview and SHAPE are transforming one of Canada's most profitable shopping centres into a global destination... A 27-acre master plan will build on the vibrant energy that lives at CF Richmond Centre, with world-class homes and amenities anchored by Richmond's first retail high street and public plaza." The site overview gives 27 acres, Canada Line SkyTrain connection, 2,000 homes and 200+ retailers, and places the mall in "Canada's Top 10 highest performing shopping centres". No ownership percentage is stated anywhere on the page. |
Pension fund | —A |
| Lansdowne Centre 5300 No. 3 Road — a 50-acre site |
Retail | Vanprop Investments Ltd. urbanYVR, 1 March 2023: "Vanprop Investments, the owner of Richmond's 50-acre Lansdowne Centre shopping mall, has entered into a joint venture with local developer Bosa Properties to begin the first phase of the redevelopment plan that has been long-envisioned." The first phase as filed was two condominium buildings of around 775 homes plus a purpose-built rental building. The mall's own site gave no HTTP response. This is the largest single assembly of redevelopable land in Richmond's city centre and it is held by a private company, not a fund. |
Private company | —A |
| Aberdeen Centre 4151 Hazelbridge Way |
Retail | Fairchild Group (Fairchild Property) Fairchild Group's own Fairchild Property page: "For over 37 years, as a highly respected real estate developer in Canada, Fairchild Property has completed a variety of projects... The renowned Aberdeen Centre, being a landmark Asian-themed retail space and a communal experience above all else, embodies the vision so successfully that international developers attempt to recreate the business model in their own cities." The same page calls it "the largest and most celebrated Asian-themed shopping centre outside Asia". Fairchild's head office is 3248 Cambie Street, Vancouver. No floor area and no acquisition price are published. |
Family / private | —A |
| River Rock Casino Resort 8811 River Road |
Hotel | Not established the source would not open The resort's own site opened (449 KB), gives the address 8811 River Road, and states nothing about who owns it; the only trace of a corporate parent in its served HTML is "Great Canadian Casino Vancouver" inside image alt text. Great Canadian Entertainment's own site says it "owns and operates destinations across Canada, featuring more than 18,000 slot machines, 600 live table games", but /about-us, /properties and /our-properties all 404 and its BC destination list renders client-side, with River Rock present only as a navigation CSS class. That is not a statement of ownership, so this record leaves it blank. |
Not established | —A |
| Vancouver International Airport (Sea Island) Sea Island, Richmond |
Institutional | Not established the source would not open The largest single landholding in Richmond and the one this record could not establish at all: yvr.ca returns 403 to every scripted request, including its About YVR, corporate-governance and annual-report URLs, so Vancouver Airport Authority's own account of its interest in Sea Island could not be read. The federal Airport Transfer (Miscellaneous Matters) Act, S.C. 1992 c. 5, sets out the framework — the Governor in Council may "designate any corporation or other body to which the Minister is to sell, lease or otherwise transfer an airport" — but names no airport, and guessing which applied here is not something this section does. |
Not established | —A |
| Richmond Olympic Oval 6111 River Road |
Civic | Not established the source would not open The Oval's own About Us page opened and describes it as "an indoor multi-sport and fitness facility", "Originally built as the host venue for long track skating events during the 2010 Vancouver Winter Olympic Games" and "a beacon in the city of Richmond" — but names no owner, and richmond.ca 404s on the facility path. A civic building whose ownership cannot be sourced is still a blank here. |
Not established | —A |
The core land
The most valuable ground in the city, and what the public record says about it.
There is no public valuation of any ground in Richmond. BC Assessment holds the roll and forbids commercial use of it; the City publishes nothing; so the figures below are what the owners themselves disclose about their own assets, and the most important figure on this list is the count of open datasets that would have answered the question: zero.
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Richmond's new homes come from the same Metro Vancouver developer pool as Burnaby's and Surrey's, and the two biggest sites in the city are both mall redevelopments being built by private firms in joint venture with the landowner. CMHC's monthly series does not split the Vancouver census metropolitan area by municipality: the CMA started 27,185 homes in 2025 and 17,298 in the eight months to August 2026, with 61,331 units still under construction at August 2026. No Canadian builder league table exists, so every figure below is a project count from a named source rather than an annual output.
| Name | Type | Homes, as a named source states them |
|---|---|---|
| SHAPE Properties SHAPE's own portfolio page states "2000 Homes" of "WORLD-CLASS DESIGN" on the 27-acre CF Richmond Centre master plan, and describes SHAPE as "the real estate investment, development and management company behind Canada's most significant centres of gravity". Its BC portfolio is The Amazing Brentwood and The City of Lougheed in Burnaby, Uptown in Victoria and this site. |
Developer | 2,000 homes planned at CF Richmond CentreA |
| Bosa Properties urbanYVR, 1 March 2023: Vanprop "has entered into a joint venture with local developer Bosa Properties to begin the first phase", which as filed comprised "two condominium buildings with around 775 condominium homes in total and a purpose-built" rental building. |
Family / private | ~775 condominium homes plus a rental building in Lansdowne phase oneA |
| Vanprop Investments Ltd. Named by urbanYVR as the owner of the 50-acre Lansdowne Centre site and the party that brought in the joint-venture builder. A landowner-developer rather than a merchant builder — which is the ownership distinction this page exists to draw. |
Private company | 50-acre site; around 4,000 homes at full build-outA |
| Anthem Properties Anthem's own About Us page states it "has been creating Great Space since 1991" with "a team of 850+" across British Columbia, Alberta, California and Ontario; its portfolio statistics are rendered client-side and produced no figures to a text fetch. Included because it is one of the handful of private Metro Vancouver firms that both builds and holds at scale. |
Private company | no Richmond unit count publishedA |
| Townline "DEVELOPING, BUILDING, AND INVESTING IN BC SINCE 1980" on its own home page, with new-homes, rental-homes and commercial divisions. No cumulative unit count appears on the page opened. |
Family / private | no unit count publishedA |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Richmond's three biggest retail centres are held three different ways — a pension fund's wholly owned subsidiary, a private landowner-developer and a family group that is also a broadcaster — and the largest piece of ground in the city, Sea Island, could not be established at all. Figures are each owner's own disclosure.
| Name | Type | Richmond asset, or portfolio size as stated |
|---|---|---|
| Cadillac Fairview CF's own About Us page: "Cadillac Fairview is one of the largest owners, operators, investors and developers of best-in-class office, retail, multi-family residential, industrial and mixed-use properties in North America. Wholly owned by the Ontario Teachers' Pension Plan, with assets under management of $26 billion." Its Richmond Centre property page gives 191 stores, 459,358 sq ft GLA and $1,501 sales per sq ft. |
Pension fund | 459,358 sq ft GLA at CF Richmond Centre; $26B AUM company-wideA |
| SHAPE Properties SHAPE's own portfolio page presents RC at CF Richmond Centre as a joint master plan with Cadillac Fairview. SHAPE's BC retail and mixed-use holdings also include The Amazing Brentwood (28 acres, 8.5M sq ft of density) and The City of Lougheed (37 acres) in Burnaby and Uptown in Victoria (597,158 sq ft of commercial). |
Developer | 27-acre master plan at CF Richmond CentreA |
| Vanprop Investments Ltd. Owner of Lansdowne Centre per urbanYVR. The redevelopment as reported replaces an enclosed mall with a mixed-use district; Vanprop retains the land and brought in a builder rather than selling. |
Private company | 50 acres; 764,000 sq ft of commercial space plannedA |
| Fairchild Group Fairchild Property's own page claims projects "ranging from residential, commercial complexes and office buildings to warehouses and central kitchens" and names Aberdeen Centre as its landmark. The group also runs Fairchild Media, Fairchild Technology, Fairchild F&B, Fairchild Retail and Fairchild Lifestyle divisions from 3248 Cambie Street, Vancouver, with offices in Richmond Hill, Ontario and Calgary. No floor-area or portfolio total is published. |
Family / private | "over 37 years" of Canadian development; Aberdeen CentreA |
| Beedie with La Caisse La Caisse's release of 10 September 2026 announced a 50/50 industrial joint venture with Beedie seeded with "five income-producing properties totalling more than 2.5 million sq. ft. of leasable area, as well as one development project expected to deliver approximately 200,000 sq. ft.", and a deployment target of up to $2 billion of gross asset value. Richmond is one of Metro Vancouver's two largest industrial submarkets; the release does not say which properties are in it. |
Family / private | $1B industrial seed portfolio across Metro Vancouver, Calgary and TorontoA |
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Every assessed value in Richmond. The City publishes no roll, no parcel file and no tax report, and BC Assessment forbids commercial use of its own values, so not a single parcel on this page carries a public number.
- Who holds Sea Island and Vancouver International Airport, and on what terms. yvr.ca returns 403 to every scripted request.
- The owner of River Rock Casino Resort at 8811 River Road. Great Canadian Entertainment's own property pages 404 or render client-side.
- The owner of the Richmond Olympic Oval. The facility's own About Us page names no owner and richmond.ca 404s on the facility path.
- The owner of McArthurGlen Designer Outlet Vancouver on Templeton Station Road: the outlet's own page opened at 477 KB and contains no mention of an airport authority, a joint venture or an owner in its server-rendered text.
- Cadillac Fairview's and SHAPE's respective shares in the CF Richmond Centre master plan — neither party publishes a percentage.
- Richmond's Agricultural Land Reserve area, which is a large share of the municipality: the provincial ALR layer carries no municipal attribute and computing the intersection was out of scope here.
- Whether a LOTR transparency report has been filed against any Richmond parcel named here; the section 35 search is free but needs an LTSA account, which was not opened.
- BC publishes no price-paid dataset; Property Transfer Tax open data is counts and values by municipality.
- Local-government officials' real-property disclosures under BC's Financial Disclosure Act are not published: section 6(1) requires the disclosure clerk only to "produce for inspection, on request during normal business hours" the written disclosure filed by a nominee or municipal official.
Sources
- Fees — LTSA Customer Fee Listing as at April 1, 2026 — Land Title and Survey Authority of British Columbia · openA
- About the Land Owner Transparency Registry — Land Title and Survey Authority of British Columbia · openA
- BC Assessment home page and copyright notice — BC Assessment · openA
- City of Richmond ArcGIS Enterprise portal content search — City of Richmond · openA
- Financial Disclosure Act, RSBC 1996 c. 139, s. 6(1) — Queen's Printer, BC Laws · openA
- CF Richmond Centre property page; and About Us — Cadillac Fairview · openA
- RC at CF Richmond Centre — The SHAPE Portfolio — SHAPE Properties · openA
- First phase of Lansdowne Centre mall redevelopment includes 1,075 homes and new retail — urbanYVR · openA
- Fairchild Property — Fairchild Group · openA
- River Rock Casino Resort home page; and Casinos — River Rock Casino Resort; Great Canadian Entertainment · openA
- Airport Transfer (Miscellaneous Matters) Act, S.C. 1992, c. 5 — Department of Justice Canada · openA
- About Us — Richmond Olympic Oval · openA
- About Us — Anthem Properties · openA
- Townline home page — Townline · openA
- La Caisse and Beedie Launch Partnership Focused on Canadian Industrial Properties — La Caisse · openA
- Table 34-10-0154-01 — CMHC housing starts, under construction and completions in selected census metropolitan areas, monthly (Vancouver CMA, vectors 42127505, 42127510) — Statistics Canada / Canada Mortgage and Housing Corporation · openA