Home Langley, BC Willoughby Heights 20271 82 Avenue

20271 82 Ave, Langley BC - Half Duplex for Sale - MLS# R3111657

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Listing updated: Jul 8, 2026 at 01:23am

EstateBlock checked: Sep 5, 2026 at 11:45pm

Latimer Heights

4 Beds

4 Baths

2663 sqft

484 $ /sqft

0 $ Maint. fee

2019 built

Closed

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This property sold for

$●●●,●●●

Listing updated: Jul 8, 2026 at 01:23am

EstateBlock checked: Sep 5, 2026 at 11:45pm

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

Public Schools

Elementary
Willoughby Elementary School: Above Average 1.07 km 7.1/10
Middle
Yorkson Creek Middle School: Average 0.83 km 6.4/10

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

Private Schools

Elementary
Fraser Valley School: Average 3.12 km 5.9/10
Elementary, Secondary
King's School: Above Average 3.16 km 7.3/10

Closest Transit

Bus Stop
Southbound 200 St @ 82 Ave: 0.6 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.32 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

66 / 100

Overall sell-speed score

Likely within weeks

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Price competition grade

No comparable data

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.32 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

83 DOM

Listed

Willoughby Heights avg

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Langley avg

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20271 82 Avenue has a sell-speed score of 66/100, placing it in the "Expected to sell within weeks" band. The listing is has limited comparable pricing data available. The local market is currently a Seller's Market with a sales-to-active ratio of 30.8% — buyers are active. With only 299 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 0Z1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 0Z1, 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 (BC ENV 2024). Nearest station: Surrey East, Surrey (~3.3 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

Shopping (14 nearby)

Lovebelle nails · 373 m · Beauty Shop
Yorkson optical · 378 m · Optician
Value drug mart · 382 m · Chemist

Restaurants (13 nearby)

Papa john's · 430 m · Fast Food
Barburrito · 431 m · Fast Food
Stacked pancake & breakfast house · 438 m · Restaurant

Groceries (6 nearby)

Aura natural market · 400 m · Supermarket
The butcher · 415 m · Butcher
Cobs bread · 424 m · Bakery

Gyms (4 nearby)

The tennis centre · 734 m · Gym
Langley gymnastics · 736 m · Gym
Willoughby community centre · 879 m · Gym

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 959 m · Transit
Bus stop carvolth exchange @ bay 1 unloading only · 959 m · Transit
Bus stop carvolth exchange bay 13 · 978 m · Transit

Cafes (2 nearby)

Gong cha · 376 m · Cafe
Tim hortons · 420 m · Cafe

Healthcare (2 nearby)

Value drug mart · 382 m · Healthcare
Happy face pharmacy and medical clinic · 849 m · Healthcare

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 323 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 827 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 908 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.07 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.17 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.50 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.63 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.78 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.79 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.95 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.06 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.25 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.53 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.70 KM

Walkability & Transit Near 20271 82 Avenue

Car-Dependent 35

Walk Score - Car-Dependent

Most errands require a car

Some Transit 42

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 44

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 20271 82 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $395

Maintenance fee 0

Financing 80% of the $1,290,000 asking price over 30 years at 4% results in approximately $5,322/month in total estimated carrying costs, $395 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: Jul 8, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $3,787/month in rental income, leaving a -$1,590/month cashflow at current carrying costs. Investors targeting break-even would need roughly 46% down.

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

Estateblock Rent Estimate for 20271 82 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.