Home Langley, BC Langley City Forme 103 19825 54 Avenue

103 19825 54 Ave, Langley, BC – Condo, Off market

103 19825 54 Avenue, Langley, British Columbia V3A 0P6

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Listing updated: Oct 14, 2026 at 01:19am

EstateBlock checked: Oct 22, 2026 at 04:10pm

Forme

2 Beds

2 Baths

807 sqft

742 $ /sqft

460.57 $ Maint. fee

2023 built

OFF MARKET

Photo

About the building: Forme

19825 54 Avenue, Langley City, Langley

Forme building details

Building

Built: 2023
Homes: 62 in 4 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: EPS9242
Managed by: Remi Realty
Parking: Garage: Underground
Lockers: Limited
Strata fee covers: Snow removalManagementGardeningGarbage Pickup

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Forme

For sale: 1
Median ask: $530K
Median $/sqft: $687
Days on market: 24

This home

$742/sqft, 8% above the building median of $687.

Still inside its 2-5-10 new-home warranty — building-envelope coverage to 2028, structural to 2033.

Homes for sale at Forme, Langley Recent sold listings in Forme, Langley

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

VERIFIED ACCOUNT REQUIRED

Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Secondary
Langley Secondary School: Average 3.14 km 5.2/10
Elementary
Nicomekl Elementary School: Average 0.61 km 4.7/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary
Whytecliff Agile Learning Centre-Langley: Average 1.61 km 4.4/10
Elementary,Secondary
Crescent Heights Academy: Above Average 2.14 km 9.5/10

Closest Transit

Bus Stop
Eastbound 56 Ave @ 198 St: 0.35 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 1.18 km

Crime Rate

Total Crime Rate: High
Violent Crime Rate: Above Average
Property Crime Rate: High

Demographics

Post-Secondary Education: Below Average 13.1%
No Certificate/Degree: Above Average 18.5%
Owner Occupied: Above Average 76.2%
Employment Rate: Below Average 50.4%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

44 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $502,561

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 1.18 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How LANGLEY CITY compares

This property

192 DOM

Listed

Langley City avg

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Langley avg

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103 19825 54 Avenue has a sell-speed score of 44/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 16.1% above comparable active properties in Langley City. The local market is currently a Balanced Market with a sales-to-active ratio of 15.5% — conditions are balanced. With only 420 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V3A 0P6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3A 0P6, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 4.6 µg/m³ — meets WHO 2021 guideline. Nearest station: Surrey East, Surrey (~3.9 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - City currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~9 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30.1 °C baseline, ~32.7 °C projected. Tropical nights (>18 °C): ~0 baseline, ~1 projected.

Precipitation Increasing

Annual precipitation ~1517 mm (1981–2010 baseline), projected ~1577 mm by the 2050s. Extreme 1-day rainfall: ~52.1 mm baseline, ~57.8 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Nearby Restaurants, Cafes & Shops

Shopping (16 nearby)

Petro-canada · 507 m · Car Wash
Langley hair studio · 832 m · Hairdresser
Langley barber shop · 837 m · Hairdresser

Restaurants (6 nearby)

Jim's pizzeria · 851 m · Restaurant
Panago · 931 m · Fast Food
Akedo showten ramen+gyoza · 935 m · Restaurant

Cafes (4 nearby)

Gossip corner cafe · 501 m · Cafe
Lemon bakery · 877 m · Cafe
Corner cafe · 934 m · Cafe

Healthcare (2 nearby)

Community pharmacy · 949 m · Healthcare
Fraseâ medicine centre pharmacy · 957 m · Healthcare

Groceries (1 nearby)

Holland shopping centre · 992 m · Supermarket

Transit (1 nearby)

Bus stop westbound fraser hwy @ production way · 998 m · Transit

Schools NearBy

18 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 366 m
Nicomekl Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	4.7 / 10	Distance 607 m
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 1.02 KM
H D Stafford Middle	Public	Grades Served —	Catchment Info —	2.5 / 10	Distance 1.39 KM
Simonds Elementary School	Public	Grades Served K-5	Catchment Info —	3.2 / 10	Distance 1.51 KM
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 1.61 KM
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 1.64 KM
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 1.66 KM
Blacklock Fine Arts Elementary School	Public	Grades Served K-5	Catchment Info —	5.5 / 10	Distance 1.74 KM
Hazelgrove Elementary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 1.76 KM
Alice Brown Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 2.13 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.14 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.23 KM
Diamond School	Independent	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.41 KM
Sunrise Ridge Elementary School	Public	Grades Served K-7	Catchment Info —	5.0 / 10	Distance 2.50 KM
Bibleway Christian Academy	Independent	Grades Served K-4, 6-12	Catchment Info —	8.2 / 10	Distance 2.60 KM
Uplands Elementary School	Public	Grades Served K-6	Catchment Info —	6.4 / 10	Distance 2.65 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.97 KM

Walkability & Transit Near 103 19825 54 Avenue

Car-Dependent 62

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 57

Transit Score - Good Transit

Many nearby public transportation options

Somewhat
Bikeable 71

Bike Score - Very Bikeable

Biking is convenient for most trips

Mortgage Calculator for 103 19825 54 Avenue

/month

Principal & Interest

Property Taxes $189

Maintenance fee 460.57

Financing 80% of the $599,000 asking price over 30 years at 4% results in approximately $2,938/month in total estimated carrying costs, $189 property tax, $461 maintenance fee.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

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Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $2,227/month in rental income, leaving a -$770/month cashflow at current carrying costs. Investors targeting break-even would need roughly 47% down.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 103 19825 54 Avenue, Langley

Buy Vs Rent Calculator

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Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.