Home Langley, BC Aldergrove Langley Willow Creek 169 27358 32 Avenue

169 27358 32 Ave, Langley BC - Apartment/Condo for Sale - MLS# R3015525

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Listing updated: Sep 30, 2025 at 02:32am

EstateBlock checked: Oct 6, 2026 at 11:25pm

Willow Creek Estates

3 Beds

2 Baths

1084 sqft

530 $ /sqft

549.57 $ Maint. fee

2021 built

Closed

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This property sold for

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Listing updated: Sep 30, 2025 at 02:32am

EstateBlock checked: Oct 6, 2026 at 11:25pm

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

$530/sqft, 24.1% above 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.

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Secondary
Aldergrove Community Secondary School: 1.15 km
Middle
Betty Gilbert Middle School: 1.26 km
Elementary
Parkside Centennial Elementary School: Average 0.8 km 5.4/10

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

Private Schools

Elementary, Secondary
Fraser Valley Adventist Academy: 4.35 km
Elementary, Secondary
Fraser Valley Adventist Academy: 4.35 km

Closest Transit

Bus Stop
32 Ave 27410 block (EB): 0.27 km
Skytrain
West Coast Express @ Mission City Station: 14.53 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: Possible
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

54 / 100

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 14.53 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ALDERGROVE LANGLEY compares

This property

104 DOM

Listed

Aldergrove Langley avg

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Langley avg

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169 27358 32 Avenue has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. 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 may take several weeks to attract serious offers.

Climate Risk for V4W 0C8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4W 0C8, 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 (~8.5 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) · 272 m · Transit
Bus stop 272 st at fraser (nb) · 363 m · Transit
Bus stop 32 ave at 272b st (eb) · 380 m · Transit

Restaurants (9 nearby)

Cor's 2 for 1 pizza · 248 m · Restaurant
Benkey sushi · 260 m · Restaurant
Aldergrove indian bistro · 267 m · Restaurant

Shopping (8 nearby)

Chic nails · 257 m · Beauty Shop
Empire fade barber shop · 282 m · Hairdresser
Freshco pharmacy · 398 m · Chemist

Healthcare (2 nearby)

Freshco pharmacy · 398 m · Healthcare
I.d.a. · 549 m · Healthcare

Groceries (1 nearby)

Freshco · 403 m · Supermarket

Cafes (1 nearby)

Aldergrove cafe · 409 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 566 m
Parkside Centennial Elementary	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 1.12 KM
Aldergrove Community Secondary	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 1.18 KM
Betty Gilbert Middle	Public	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.25 KM
Aberdeen Elementary	Public	Grades Served —	Catchment Info —	1.3 / 10	Distance 2.83 KM

Mortgage Calculator for 169 27358 32 Avenue

Home Price

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Principal & Interest

Property Taxes $295

Maintenance fee 549.57

Financing 80% of the $574,900 asking price over 30 years at 4% results in approximately $3,041/month in total estimated carrying costs, $295 property tax, $550 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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Cash on Cash

This listing generates an estimated $2,138/month in rental income, leaving a -$960/month cashflow at current carrying costs. Investors targeting break-even would need roughly 55% down.

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

Estateblock Rent Estimate for 169 27358 32 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.