Home Langley, BC Salmon River 2 22963 Fraser Highway

2 22963 Fraser Hwy, Langley BC - Single Family Residence for Sale - MLS# R3066794

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Listing updated: Jan 30, 2026 at 01:48am

EstateBlock checked: Oct 5, 2026 at 09:45am

6 Beds

5 Baths

4794 sqft

392 $ /sqft

0 $ Maint. fee

2017 built

Closed

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This property sold for

$●●●,●●●

Listing updated: Jan 30, 2026 at 01:48am

EstateBlock checked: Oct 5, 2026 at 09:45am

Photo

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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

Private Schools

Elementary, Secondary
Langley Christian Middle High School: Above Average 0.4 km 7.4/10
Elementary, Secondary
Langley Christian Middle High School: Above Average 0.4 km 7.4/10

Closest Transit

Bus Stop
Westbound Fraser Hwy @ 232 St: 0.52 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 5.72 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 18.3%
No Certificate/Degree: Above Average 16.3%
Owner Occupied: Below Average 54.5%
Employment Rate: Below Average 50.8%

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 (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.72 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 SALMON RIVER compares

This property

78 DOM

Listed

Salmon River avg

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Langley avg

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2 22963 Fraser Highway 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 16.2% — conditions are balanced. With only 425 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 V2Z 2T3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Z 2T3, 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 (BC ENV 2024). Nearest station: Langley Central, Langley (~1.9 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

Groceries (1 nearby)

Ralph's farm market · 590 m · Supermarket

Cafes (1 nearby)

Tim hortons · 944 m · Cafe

Transit (1 nearby)

Bus stop eastbound fraser hwy @ 232 st · 698 m · Transit

Schools NearBy

5 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Peterson Road Elementary School	Public	Grades Served K-7	Catchment Info —	6.6 / 10	Distance 971 m
D W Poppy Secondary School	Public	Grades Served 8-12	Catchment Info —	5.3 / 10	Distance 2.02 KM
Murrayville Academy	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.15 KM
Credo Christian Schools	Independent	Grades Served K-12	Catchment Info —	7.8 / 10	Distance 2.46 KM
Langley Fundamental Elementary School	Public	Grades Served K-5	Catchment Info —	7.0 / 10	Distance 2.51 KM

Mortgage Calculator for 2 22963 Fraser Highway

Home Price

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Property Taxes $730

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $7,907/month in total housing costs on this $1,879,000 property — $7,177 mortgage payment, $730 property tax.

or Call 778-918-5990

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

Listing data last synced: Jan 30, 2026

Investment Cashflow Calculator

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Break Even Down Payment 0%

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Cash on Cash

Based on $5,919/month estimated rent and $7,969/month in total housing costs, this property has a -$2,050/month cashflow. Break-even down payment: approximately 43%.

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

Estateblock Rent Estimate for 2 22963 Fraser Highway, 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.