Riley Park, Burke Mountain: 167 Mosaic Townhomes Beside a 3.5-Acre Park
A sold-out Mosaic community of 3- and 4-bedroom townhomes on two sites at Olmsted Street and Princeton Avenue, with a mix of side-by-side and tandem garages.
Riley Park is a Mosaic Homes community of 167 townhomes at Olmsted Street and Princeton Avenue, built from 2023 beside a new 3.5-acre park. Most homes have 3 or 4 bedrooms. Mosaic lists it as sold out, so you buy on resale (checked October 1, 2026). Every home has a two-car garage, but 66 are tandem, so check the plan.
The fact sheet
| Developer | Mosaic Homes ↗ |
| Bedrooms | 3 & 4-bedroom |
| Homes | 167 townhomes |
| Status | Sold out · resale only (checked Oct 1, 2026) |
| Built | 2023–2024 (MLS® records) |
| Area | Smiling Creek / Partington Creek |
| Garages | Two-car: 101 side-by-side, 66 tandem |
Side-by-side or tandem: check the garage
A lot of townhomes give you a tandem garage — two cars nose-to-tail, which in practice means one car and a lot of storage. At Riley Park, plans include both double-wide side-by-side garages and tandem garages, so check which one the home you are viewing has. For two-car households that is a real daily-life difference, and many buyers filter their search for it, so it is worth knowing which type you are buying.
The Mosaic build
Riley Park is a Mosaic Homes community of 167 townhomes: 76 homes in 17 buildings on the upper site and 91 rowhomes in 16 buildings on the lower site, mostly 3- and 4-bedroom plans from about 1,320 to 2,303 sq ft. Homes were finished from 2023, so on resale the 2-year materials and labour coverage has likely ended or is ending, while the 5-year building envelope and 10-year structural coverage still have years left.
Who it fits
Riley Park suits families who want a near-new 3- or 4-bedroom townhome beside a new park, and who are happy to check each home's garage type and warranty dates. If you need side-by-side parking, filter for the double-wide plans.
Living at Riley Park: location and daily routine
Riley Park is on Burke Mountain at Olmsted Street and Princeton Avenue, built by Mosaic Homes on two sites: 76 homes on the upper parcel and 91 rowhomes on the lower one. MLS® records list the addresses as 1331 and 1340 Olmsted Street, with build years of 2023 and 2024.
The park next door. The community takes its name from the location beside a new 3.5-acre public park. Mosaic's marketing describes a viewing platform with binoculars, a porch-swing bench, lawns, picnic areas and rope hammocks. I couldn't confirm the park's official name on the City's website, so check it in person, especially if you are paying for a park-facing home.
Coffee and errands. Ibex Café at 3537 Princeton Avenue is close by. Groceries and most other errands still mean driving down to Coquitlam Centre or Port Coquitlam for now.
Transit. TransLink route 191 runs between Coquitlam Central Station and Burke Mountain, with its Burke end on Princeton Avenue near David Avenue. At Coquitlam Central you can connect to the Millennium Line SkyTrain and the West Coast Express. Check the trip planner from the specific address for the nearest stop.
What is coming. The City broke ground on the Burke Mountain Village community centre and Burke Village Park on May 12, 2026, and expects both to open in 2029, with pools, a double gym, a fitness centre and a library branch. The wider Village plan adds about 120,000 sq ft of shops including a grocery store, with no published opening date yet.
Schools. SD43 draws catchments by address. With two sites and two addresses, check the exact address in the SD43 School Locator.
Buying at Riley Park on resale: what I check
Mosaic lists Riley Park as sold out, so every purchase now is a resale. These are the checks I run on each home.
- Garage type. 101 homes have double-wide side-by-side garages and 66 have tandem garages. I confirm which one from the floor plan and in person, and check whether an EV charger is installed.
- Which site and building. Upper or lower site, park-facing or interior, and end or middle unit all change the light, privacy and outlook. I also check the strata plan, so you know exactly which corporation's documents you are reading.
- Strata documents. The Form B (which now includes an insurance summary), two years of minutes, the budget, the bylaws and any insurance deductible owners might have to cover. Watch the minutes for deficiency work still open with the developer.
- Depreciation report. Stratas with five or more lots now need one every five years. A complex this young may have its first one recently done or coming up; I ask for it or its due date.
- Bylaws. Since November 24, 2022, a BC strata cannot restrict long-term rentals; the only age bylaw allowed is 55+. A strata can still restrict or ban short-term rentals, so read the bylaws if that matters to you.
- Warranty left. The 2-5-10 warranty stays with the home on resale: 2 years for materials and labour, 5 for building envelope, 10 for structure, from first occupancy or title transfer. With homes finished from 2023, the 2-year part has likely ended or is ending. I confirm dates on BC Housing's New Homes Registry and ask the seller for the policy in writing.
- Plan and size. Plans run from about 1,320 to 2,303 sq ft; the 4-bedroom plans are larger. I compare price per plan rather than per complex.
How Riley Park compares
| Community | Builder | Homes | Status |
|---|---|---|---|
| Riley Park (this page) | Mosaic Homes | 167 | Sold out · resale |
| Terrayne | Townline | 159 | Selling now |
| Culmena | Tangerine | 107 | Selling now |
| Heartwood | StreetSide (Qualico) | 81 | Final homes |
| Amber Gate | JPS Developments | 52 | Final homes |
Status checked October 1, 2026 against developer websites, then MLS® where a developer site was unavailable. Releases change week to week, so confirm with the developer, or see every Burke Mountain development.
Riley Park: your questions, answered
Do all Riley Park homes have side-by-side garages?
No. Every home has an attached two-car garage, either double-wide side-by-side or tandem, where one car parks behind the other. Many listings don't say which, so I ask for the floor plan and look in person. The plan summaries also say all homes are set up for EV charging; confirm whether a charger is actually installed.
What is the difference between Riley Park's upper and lower sites?
Riley Park was built on two parcels. The upper site has 76 homes in 17 buildings, next to the new 3.5-acre park. The lower site has 91 rowhomes in 16 buildings. MLS® records use two addresses, 1331 and 1340 Olmsted Street, with build years of 2023 and 2024. Because each site has its own build date, check which one a listing is in and confirm the strata plan and warranty dates for that home.
What is in the 3.5-acre park beside Riley Park?
Mosaic's marketing describes a new public park next to the upper site with a viewing platform with binoculars, a porch-swing bench, lawns, picnic areas and rope hammocks. I couldn't confirm the park's name or its finished features on the City of Coquitlam's website, so walk it before you buy. Homes facing the park may get more foot traffic as well as the open outlook.
How much new-home warranty is left on a Riley Park resale?
It depends on the home's first occupancy date. BC's 2-5-10 warranty covers 2 years of materials and labour, 5 years of building envelope and 10 years of structure, and it stays with the home when it sells. With homes finished from 2023, the 2-year coverage has likely ended or is ending, while envelope and structural coverage should have years left. Check the exact dates on BC Housing's New Homes Registry.
Does Riley Park have a clubhouse?
Mosaic's plans for Riley Park included a clubhouse with a fitness studio and a multi-purpose room, plus an outdoor fitness space, children's play areas and picnic areas. Owners share the cost of running and insuring these through strata fees. I read the strata's budget and recent minutes to see what the amenities cost and whether any repairs or changes are being discussed.
What is within walking distance of Riley Park?
Apart from the 3.5-acre park next door, Ibex Café at 3537 Princeton Avenue is nearby for coffee or a meal. For groceries and bigger errands you will drive for now, usually down to Coquitlam Centre or Port Coquitlam. If walkability matters to you, walk the route from the specific home to the café and the park before you write an offer. The Burke Mountain Village community centre and park are under construction, with the City expecting them to open in 2029.
Should I buy a Riley Park resale or a new townhome elsewhere on Burke?
It's a trade-off. A Riley Park resale generally has no GST, comes with a Form B and a few years of strata minutes, and you can see how the complex is actually run. A new home has a fresh warranty but GST, unless you qualify for a rebate, and no track record. I compare the two on total cost, warranty left and strata health. If you want that comparison for your shortlist, book a strategy call.
What clients say.
5.0 stars across 35+ verified Google reviews. Three from recent clients below.
“Craig sold my property in just 6 days, which is an incredible feat. After receiving one offer, he quickly reconnected with all the other realtors who had viewed the property, and before I knew it, we had multiple offers—all over asking price!”Heather Fox
“We received seven offers, and Craig held firm on our priorities: no subject to sale and achieving our price. We took the home off the market over Christmas, but behind the scenes Craig continued working. When we re-listed in January, it sold in just three days to buyers he had been nurturing — at the price we wanted.”Jim Turnbull
“Craig worked with my wife and me for over 3 years to find the perfect home. He was endlessly patient with us through the process. Eventually, we found our perfect home and he moved fast to execute on our behalf. He negotiated fairly and thoroughly with the sellers and was our advocate all throughout our first home purchase.”David Catterall
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Sources & methodology
Community details (developer, home count and sold-out status) reflect Mosaic Homes’ published information, checked October 1, 2026. Garage mix, building counts and plan sizes come from published plan summaries, and build years from MLS® records. This guide reflects my professional opinion and experience and is not financial, legal, or tax advice.
Craig Johnston is a REALTOR® with Royal LePage Elite West — a Top 1% Team (2023–2025) (Greater Vancouver REALTORS®) and Top 2% Team nationwide (Royal LePage), 2023–2025. He has lived on Burke Mountain for 9+ years and in the Tri-Cities for 47+ years.
Looking for a side-by-side garage at Riley Park? Let’s talk. Book a strategy call for the resident’s read, or get your free home evaluation if you need your equity number first. Compare every community in the Burke Mountain developments guide.
