Home Langley, BC Aldergrove Langley Willow Creek 104 27358 32 Avenue

104 27358 32 Ave, Langley BC - Apartment/Condo for Sale - MLS# R3113715

Verified Account Required $●●●,●●●

Listing updated: Sep 19, 2026 at 01:17am

EstateBlock checked: Oct 6, 2026 at 11:45pm

Willow Creek Estates

2 Beds

2 Baths

1202 sqft

333 $ /sqft

630.68 $ Maint. fee

1992 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Sep 19, 2026 at 01:17am

EstateBlock checked: Oct 6, 2026 at 11:45pm

Photo

About the building: Willow Creek

27358 32 Avenue, Aldergrove Langley, Langley

Willow Creek building details

Building

Built: 1993
Homes: 162 in 4 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: LMS811
Managed by: Dwell Property Management
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: Recreation FacilityManagementHot WaterGasGardeningGarbage PickupCaretaker

Bylaws on record

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

Market at Willow Creek

For sale: 3
Median ask: $509K
Median $/sqft: $427
Days on market: 86
Sold, past year: 17

This home

$333/sqft, 22% below the building median of $427.

Homes for sale at Willow Creek, Langley Recent sold listings in Willow Creek, 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

Private Schools

Elementary, Secondary
Fraser Valley Adventist Academy: Average 4.18 km 5.7/10
Elementary, Secondary
Fraser Valley Adventist Academy: Average 4.18 km 5.7/10

Closest Transit

Bus Stop
32 Ave 27410 block (EB): 0.09 km
Skytrain
West Coast Express @ Mission City Station: 14.41 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 6.4%
No Certificate/Degree: Above Average 22.3%
Owner Occupied: Above Average 78%
Employment Rate: Above Average 70.3%

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

66 / 100

Overall sell-speed score

Likely within weeks

A+

Price competition grade

Avg comparable: $481,999

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 14.41 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ALDERGROVE LANGLEY compares

This property

142 DOM

Listed

Aldergrove Langley avg

—

Langley avg

—

104 27358 32 Avenue has a sell-speed score of 66/100, placing it in the "Expected to sell within weeks" band. The listing is priced 20.5% below comparable active properties in Aldergrove Langley, which is a strong competitive signal. 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 likely to sell within a few weeks.

Climate Risk for V4W 3M5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4W 3M5, 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 4.1 µg/m³ — meets WHO 2021 guideline. Nearest station: Langley Central, Langley (~8.4 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - District 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

Transit (12 nearby)

Bus stop 32 ave 27410 block (eb) · 88 m · Transit
Bus stop 32 ave at 272b st (eb) · 279 m · Transit
Bus stop 272 st at fraser (nb) · 359 m · Transit

Restaurants (9 nearby)

Aldergrove indian bistro · 346 m · Restaurant
Cor's 2 for 1 pizza · 362 m · Restaurant
Benkey sushi · 410 m · Restaurant

Shopping (8 nearby)

Chic nails · 404 m · Beauty Shop
Empire fade barber shop · 435 m · Hairdresser
Top coat nails · 503 m · Beauty Shop

Healthcare (2 nearby)

Freshco pharmacy · 528 m · Healthcare
I.d.a. · 578 m · Healthcare

Groceries (1 nearby)

Freshco · 524 m · Supermarket

Cafes (1 nearby)

Aldergrove cafe · 442 m · Cafe

Schools NearBy

5 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Shortreed Community School	Public	Grades Served K-5	Catchment Info —	7.4 / 10	Distance 786 m
Parkside Centennial Elementary	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 968 m
Aldergrove Community Secondary	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 1.27 KM
Betty Gilbert Middle	Public	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.38 KM
Aberdeen Elementary	Public	Grades Served —	Catchment Info —	1.3 / 10	Distance 2.86 KM

Walkability & Transit Near 104 27358 32 Avenue

Car-Dependent 73

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 39

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 57

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 104 27358 32 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $137

Maintenance fee 630.68

A 20% down payment of $80,000 on this $399,999 listing yields an estimated mortgage of $1,528/month (30-year fixed, 4%). Total estimated housing cost: $2,296/month, $137 property tax, $631 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

Property Tax (Monthly)

Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $1,565/month in estimated rental income against $2,342/month in mortgage payments, the monthly cashflow is -$777/month. A 61% down payment would reach break-even.

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

Estateblock Rent Estimate for 104 27358 32 Avenue, Langley

Buy Vs Rent Calculator

— / month

Rent —

Own —

Principal: — Interest, tax, insurance, fees: —

Rent vs own

—

Principal paid off by year 5 —

Principal paid off by year 10 —

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.