8X on the Park Condos – 1111 Richards Street | Sales Guide

If you have been looking at condos in downtown Vancouver, 8X on the Park at 1111 Richards Street has probably come up more than once. It is one of the more distinctive towers in the Yaletown corridor: it sits directly above Emery Barnes Park, and its suite mix leans heavily towards large three-bedroom homes, which is rare for a downtown high-rise. Because of that, it attracts a specific buyer: someone who wants real square footage and a park-front address without leaving the city. I have tracked this building since its presale phase, and below is what the sales data actually shows, along with what it means if you are planning to buy or sell here.

Data: 88 MLS® sales at 8X on the Park from 2016 to October 16, 2026, plus active listings as of October 16, 2026. Last updated October 2026.

About 8X on the Park, 1111 Richards Street

8X on the Park was developed by Brenhill Developments and designed by GBL Architects. It was completed in 2021 and rises 35 storeys at the corner of Richards and Helmcken. The city officially calls this area Downtown South, but most residents simply call it New Yaletown. The tower combines strata homes with purpose-built rentals in its lower levels, and more than half of the market homes are three-bedroom suites. That makes it one of the few downtown towers designed with families in mind.

The architecture responds to three different site contexts at once: the Yaletown skyline, the street grid and Emery Barnes Park below. Sustainability was central to the design, and LEED Gold was targeted through geo-exchange heating and cooling, thermal glazing and high-efficiency fan coils in every home. For more on the design, see REMI’s coverage of the completed tower. You can also see every current listing on the 8X on the Park building page.

Suites come with floor-to-ceiling windows, private balconies, air conditioning and integrated smart-home controls. In addition, residents get a penthouse-level SkyLounge with a rooftop terrace and barbecues, a fitness centre, a dog wash, and secure bike storage with its own bike elevator. There is also a childcare centre at the base of the building, which is unusual for a downtown condo tower.

The location is equally practical. Emery Barnes Park and its off-leash area are right next door, the False Creek seawall is a few minutes’ walk away, and Yaletown-Roundhouse Station is about five minutes on foot. BC Place, Rogers Arena, the Vancouver Public Library and the Roundhouse Community Centre are all within an easy walk.

8X on the Park Sales Data: What 88 Transactions Show

I analyzed every MLS® transaction at 8X on the Park on record: 88 completed sales in total, through October 16, 2026. As a result, several clear patterns emerge, and they matter whether you are writing an offer or setting a list price.

The sale-to-list ratio deserves attention. Across the building’s full history, sellers have sold within a couple of percentage points of asking on average. In April 2026, for example, unit 2209 sold $125,100 over asking at 107.8% of list price.

Prices by Suite Type

Three-bedroom suites make up 56 of the 88 sales, which reflects how the building was designed. Notably, two-bedrooms have the highest $/sqft at $1,524, which suggests these layouts are in short supply relative to demand. Meanwhile, three-bedroom sizes range widely, from about 1,173 sq ft to 3,374 sq ft at the top of the building. Consequently, floor level, orientation and floor plan make a real difference in both livability and resale value.

Year-by-Year Sales Trends

*2026 through October 16, 2026.

The 2016 and 2017 figures reflect presale pricing on larger floor plans during a hot pre-completion market. In contrast, the 2021 completion year averages lower, partly because studios and one-bedrooms made up a bigger share of that year’s sales. By 2022 and especially 2023, prices rose as larger suites traded more actively. The 2024 dip largely mirrors the broader downtown softening, while 2025 recovered. Finally, 2026 has seen four sales so far, averaging $1,768,750, which is in line with the 2025 average.

Top Sales at 8X on the Park

The consistency at the top is striking. Whether a premium suite sold in 2016 or 2025, it achieved between $1,730 and $1,823 per square foot. That kind of stability at the high end points to real durability for the building’s larger homes.

The Last 10 Sales at 8X on the Park

All-time averages give context, but recent sales are what count in any pricing conversation. The table below covers the ten most recent completed sales, from June 2025 to June 2026.

A few things stand out. First, unit 2209 sold $125,100 over asking in nine days, which shows that well-positioned three-bedrooms still draw competition. Second, outcomes for one-bedrooms vary widely: unit 1206 sold over asking in 15 days, while others took two to three months and closed slightly below list. Third, three-bedroom $/sqft in this period ranges from $1,185 to $1,381. In other words, a blanket price-per-foot assumption does not work here; floor, orientation, layout and finishing level all play a part.

Recently represented at 8X by Yuliya Lys: Unit 3203, a 3-bedroom of 1,348 sq ft, sold in May 2025 for $1,930,000 in 27 days (seller represented). Unit 1610, a 3-bedroom, is listed now (see above). Unit 2801, a 1-bedroom, was secured off-market (buyer represented).

Active Listings at 8X on the Park

As of October 16, 2026, there are 7 active listings at 8X on the Park:

Snapshot as of October 16, 2026. $/sq ft is list price per square foot. For live listings, see the 8X on the Park building page.

Four of the seven listings are three-bedroom homes, which matches the building’s mix. In addition, there are two one-bedrooms and one two-bedroom. For buyers, that means real choice within the three-bedroom category. For sellers, pricing against recent sold comparables, adjusted for floor and layout, is what positions a suite well.

Strata Fees at 8X on the Park

Strata fees at 8X are typical for a newer concrete tower with this level of amenities:

• One-bedroom: about $335/month on average
• Two-bedroom: about $646/month on average
• Three-bedroom: about $880/month on average

The strata was formed in 2021, so the contingency reserve fund is still in its early growth phase. As with any building, buyers should review the depreciation report, recent minutes and the CRF balance as part of their due diligence.

Parking and Storage

Most homes at 8X sold with parking. Of the 88 sales, 46 included two stalls, 22 included one stall and seven included three stalls, while nine sold without parking. In addition, about 87% of sales included a storage locker. For buyers who need parking, the building generally delivers, although it varies on the smaller one-bedroom plans.

What Buyers Should Know About 8X on the Park

Floor level matters considerably. With park and water exposures across 35 storeys, the view difference between a lower and an upper floor is significant. Historically, homes on the 27th floor and above have achieved the strongest $/sqft in their plan types. That said, a mid-floor park-facing suite can offer value that upper-floor buyers overlook.

The three-bedroom market is nuanced. Layouts range from about 1,173 sq ft to more than 1,900 sq ft, with different bedroom separation and balcony configurations. Therefore, understanding which floor plan you are looking at, and how its comparable sales reflect plan-to-plan differences, is essential to a confident offer.

Inventory gives you options. With more three-bedroom listings available than in many downtown towers, buyers can compare several homes side by side. Even so, the April 2026 sale at 107.8% of asking shows that the right suite at the right price still draws competition.

Include strata fees in your numbers. At around $880/month for a three-bedroom, strata fees are a meaningful carrying cost, so factor them into your mortgage qualification and monthly budget.

What Sellers Should Know About 8X on the Park

Price from recent sales. The suites that sell quickly at 8X are priced on what buyers have actually paid recently for comparable floor plans. That is the single most important decision in a sale here.

Two-bedroom owners have scarcity on their side. With only six two-bedroom sales on record and the highest $/sqft in the building, buyers looking for this layout have very few options.

Presentation and reach matter at this price point. Buyers in the $1.6M to $2.5M range are comparing homes across downtown Vancouver. Professional photography, video and the right digital exposure determine who sees your home and how quickly they act.

The high end is holding. The $6,150,000 sale in 2025 and the over-asking sale in April 2026 show that qualified buyers are still active for well-presented homes at 8X.

8X on the Park vs. the Broader Yaletown Market

Yaletown’s heritage loft buildings, such as Yaletown 939, Yale and Hamilton Lofts, attract a different buyer, drawn by high ceilings and original brick and timber. 8X, by contrast, is a modern high-rise with air conditioning, current mechanical systems and new-construction finishes. As a result, it competes less with the loft stock and more with towers such as Patina at 1028 Barclay, One Burrard Place and the upper floors of The Mark.

For a wider view of the neighbourhood, see the Yaletown real estate market report for September 2026, the guide to the different areas of Yaletown, and why downtown condo prices have softened. You can also browse the 8X on the Park building page or every Yaletown building.

Frequently Asked Questions About 8X on the Park