Home Langley, BC Willoughby Heights 20149 81a Avenue

20149 81a Ave, Langley BC – Land for Sale – MLS® R3116009

20149 81a Avenue, Langley, British Columbia V2Y 2A8

180 days on the market

$699,000

Est. Mortgage $3,092/mo

Listing updated: May 30, 2026 at 07:35pm

EstateBlock checked: Oct 21, 2026 at 09:30am

0 sqft

9.8% price reduction

Photos

Exterior photo of 20149 81a Ave, Langley, BC – MLS® R3116009

Exterior Rear Photo of 20149 81a Avenue, Langley, BC

Living Room Photo of 20149 81a Avenue, Langley, BC

Family Room Photo of 20149 81a Avenue, Langley, BC

Dining Area Photo of 20149 81a Avenue, Langley, BC

Kitchen Photo of 20149 81a Avenue, Langley, BC

Kitchen Island Photo of 20149 81a Avenue, Langley, BC

Pantry Photo of 20149 81a Avenue, Langley, BC

Breakfast Nook Photo of 20149 81a Avenue, Langley, BC

Primary Bedroom Photo of 20149 81a Avenue, Langley, BC

Primary Bathroom Photo of 20149 81a Avenue, Langley, BC

Walk-In Closet Photo of 20149 81a Avenue, Langley, BC

Bedroom 2 Photo of 20149 81a Avenue, Langley, BC

Bedroom 3 Photo of 20149 81a Avenue, Langley, BC

Bedroom 4 Photo of 20149 81a Avenue, Langley, BC

3466 sq ft lot! Discover an exclusive release of just 16 non-strata duplex homes in the award-winning, master-planned community of Latimer Heights. These rare two-and-a-half-storey residences offer a large amount of living space, combining generous design with modern comfort. Ideally situated at the intersection of 201 Street and 81A Avenue in Willoughby, each fully serviced lot is close to restaurants, cafés, shops, and schools of all levels. Enjoy convenient access to Highway 1 and seamless connectivity to the Carvolth and Yorkson neighborhoods. Set within a vibrant 74-acre community, this is one of the best-priced opportunities in Langley.

Exterior Features

Structures	Land Only

Building Details

Price	$699,000
Property Type	Land
Ownership Type	Freehold NonStrata
Community Features	Near Shopping
Utility Type	Sanitary Sewer At Lot Line, Storm Sewer At Lot Line, Electricity Available, Natural Gas At Lot Line, Phone Nearby, Cable Not Available
Water (WaterSource)	Public

Lot & Land

Lot Size	3466
Lot Size Depth	Metres
Lot Size Frontage	29.52
MLS^® #	R3116009
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 2A8
Gross Taxes	$3,409.38
Zoning	R-CL

Property Timeline

Status	Date	Price
R3116009 / Active	04-24-2026	$699,000
to view full Property History (1 earlier record)

Listed by: Royal LePage - Wolstencroft

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

Map & Neighbourhood

Public Schools

Elementary
Willoughby Elementary School: 1.26 km
Middle
Yorkson Creek Middle School: 1.07 km
Secondary
R E Mountain Secondary School: 0.84 km

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

Private Schools

Elementary
Fraser Valley Elementary School: 2.98 km
Elementary, Secondary
King's School: 3.36 km

Closest Transit

Bus Stop
Southbound 200 St @ 82 Ave: 0.36 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.12 km

Crime Rate

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

Demographics

Post-Secondary Education: Average 27.3%
No Certificate/Degree: Below Average 10%
Owner Occupied: Above Average 81.5%
Employment Rate: Average 66%

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

67 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $784,977

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.12 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WILLOUGHBY HEIGHTS compares

This property

180 DOM

Listed

Willoughby Heights avg

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Langley avg

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20149 81a Avenue has a sell-speed score of 67/100, placing it in the "Expected to sell within weeks" band. The listing is priced 12.3% below comparable active properties in Willoughby Heights, which is a strong competitive signal. 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 likely to sell within a few weeks.

Climate Risk for V2Y 2A8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 2A8, 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 (~3.1 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

Restaurants (13 nearby)

Sidebar grill · 390 m · Restaurant
Kai sushi · 449 m · Restaurant
Moku famous hawaiian bbq · 461 m · Restaurant

Shopping (12 nearby)

Provisions · 414 m · Gift Shop
Haides · 420 m · Hairdresser
Lovebelle nails · 470 m · Beauty Shop

Groceries (6 nearby)

Blacksmith bakery · 407 m · Bakery
Aura natural market · 487 m · Supermarket
Express news · 491 m · Convenience

Gyms (4 nearby)

Langley gymnastics · 568 m · Gym
Willoughby community centre · 703 m · Gym
Bocce court at willoughby community park · 757 m · Gym

Cafes (2 nearby)

Gong cha · 476 m · Cafe
Tim hortons · 529 m · Cafe

Healthcare (2 nearby)

Value drug mart · 487 m · Healthcare
Happy face pharmacy and medical clinic · 814 m · Healthcare

Transit (1 nearby)

Bus stop carvolth exchange @ bay 4 · 993 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 152 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 824 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.07 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.08 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.26 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.74 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.79 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.88 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.02 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.10 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.16 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.28 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	N/A	Distance 2.52 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.76 KM

Walkability & Transit Near 20149 81a Avenue

Car-Dependent 40

Walk Score - Car-Dependent

Most errands require a car

Some Transit 42

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 55

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 20149 81a Avenue

2026 assessed value, sourced from City of Langley open data (PID 031-705-341).

Total Assessed Value (2026)

$936,000

-8.1% YoY

-3.7%/yr over 2 yr

2024 Value Trend 2026

Land

$936,000

Buildings

Year Built

N/A

Class

001

Zoning

R-CL (SD)

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$936,000	$0	$936,000	-8.1%
2025	$1,018,000	$0	$1,018,000	+0.8%
2024	$1,010,000	$0	$1,010,000	—

Mortgage Calculator for 20149 81a Avenue

/month

Principal & Interest

Property Taxes $284

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $2,954/month in total housing costs on this $699,000 property — $2,670 mortgage payment, $284 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.

Investment Cashflow Calculator

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Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $2,530/month estimated rent and $3,070/month in total housing costs, this property has a -$540/month cashflow. Break-even down payment: approximately 37%.

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

Estateblock Rent Estimate for 20149 81a 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.