Home Langley, BC Willoughby Heights 20298 82a Avenue

20298 82a Ave, Langley BC – House for Sale – MLS® R3174629

20298 82a Avenue, Langley, British Columbia V2Y 0Z1

Langley Houses for Sale

1 day on the market

$1,428,000

Est. Mortgage $6,317/mo

Listing updated: Oct 13, 2026 at 11:09am

EstateBlock checked: Oct 13, 2026 at 05:30pm

6 Beds

4 Baths

2694 sqft

530 $ /sqft

2019 built

NEW OPEN HOUSE

Photos

Exterior photo of 20298 82a Ave, Langley, BC – MLS® R3174629

Exterior Rear Photo of 20298 82a Avenue, Langley, BC

Living Room Photo of 20298 82a Avenue, Langley, BC

Family Room Photo of 20298 82a Avenue, Langley, BC

Dining Area Photo of 20298 82a Avenue, Langley, BC

Kitchen Photo of 20298 82a Avenue, Langley, BC

Kitchen Island Photo of 20298 82a Avenue, Langley, BC

Pantry Photo of 20298 82a Avenue, Langley, BC

Breakfast Nook Photo of 20298 82a Avenue, Langley, BC

Primary Bedroom Photo of 20298 82a Avenue, Langley, BC

Primary Bathroom Photo of 20298 82a Avenue, Langley, BC

Walk-In Closet Photo of 20298 82a Avenue, Langley, BC

Bedroom 2 Photo of 20298 82a Avenue, Langley, BC

Bedroom 3 Photo of 20298 82a Avenue, Langley, BC

Bedroom 4 Photo of 20298 82a Avenue, Langley, BC

Guest Bathroom Photo of 20298 82a Avenue, Langley, BC

Powder Room Photo of 20298 82a Avenue, Langley, BC

Office / Den Photo of 20298 82a Avenue, Langley, BC

Loft / Bonus Room Photo of 20298 82a Avenue, Langley, BC

Basement Recreation Room Photo of 20298 82a Avenue, Langley, BC

Laundry Room Photo of 20298 82a Avenue, Langley, BC

Mudroom Photo of 20298 82a Avenue, Langley, BC

Entry Foyer Photo of 20298 82a Avenue, Langley, BC

Hallway Photo of 20298 82a Avenue, Langley, BC

Beautifully maintained and spacious family home in a quiet setting, offering 6 bedrooms, 3 full bathrooms and a powder room. The flexible layout accommodates either a 4-bedroom, 2.5-bathroom main residence with a 2-bedroom, 1-bathroom suite, or a 5-bedroom, 2.5-bathroom main residence with a 1-bedroom, 1-bathroom suite. With its separate entrance, the suite offers an excellent mortgage helper and flexibility to suit your needs. Enjoy air conditioning, EV charging availability and a large yard with plenty of room for children and pets to play. High rated IB school nearby. The upper and lower levels are currently occupied by courteous, cooperative tenants. In excellent condition throughout, this inviting family home is a must-see!

Open houses

17 Oct, 2026 (11:00 AM to 01:00 PM)

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Interior Features	Central Vacuum
Fireplace	1
Heating Type	Heat Pump, Mixed
Cooling	Central Air, Air Conditioning
# of Kitchens	1
Flooring	Laminate, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Private Yard
Roof	Other
Structures	Residential Detached

Building Details

Price	$1,428,000
Total Bedrooms	6
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	2694
Year Built	2019
Age Of Building	7
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Rear Access, Garage Door Opener
Total Parking Spaces	3

Lot & Land

Lot Size	2982
Lot Size Depth	Feet
Lot Size Frontage	31.38
MLS^® #	R3174629
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 0Z1
Gross Taxes	$5,653.48
Zoning	RES

Property Timeline

Status	Date	Price
R3174629 / Active	10-13-2026	$1,428,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	14'3 x 14'3 ft
Main Level	Dining Room	15'2 x 15'2 ft
Main Level	Kitchen	15'2 x 15'2 ft
Main Level	Mud Room	8'2 x 8'2 ft
Main Level	Porch (enclosed)	7'7 x 7'7 ft
Above Level	Primary Bedroom	12'4 x 12'4 ft
Above Level	Walk-In Closet	9'2 x 9'2 ft
Above Level	Bedroom	9'3 x 9'3 ft
Above Level	Bedroom	9'2 x 9'2 ft
Above Level	Bedroom	14'0 x 14'0 ft
Above Level	Laundry	6'4 x 6'4 ft
Basement Level	Bedroom	14'5 x 14'5 ft
Basement Level	Utility	7'8 x 7'8 ft
Basement Level	Bedroom	12'8 x 12'8 ft
Basement Level	Living Room	14'6 x 14'6 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#4
Above Level	No	#3
Basement	No	#3

Listed by: RE/MAX Crest Realty & Sutton Premier Realty

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: Above Average 1.04 km 7.1/10
Middle
Yorkson Creek Middle School: Average 0.75 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, Secondary
King's School: Above Average 3.12 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.12 km 7.3/10

Closest Transit

Bus Stop
Southbound 200 St @ 82 Ave: 0.67 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.39 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

54 / 100

Overall sell-speed score

Moderate pace expected

—

Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.39 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

1 DOM

Listed

Willoughby Heights avg

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Langley avg

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20298 82a 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 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 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. Nearest station: Surrey East, Surrey (~3.4 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

Shopping (14 nearby)

Lovebelle nails · 397 m · Beauty Shop
Yorkson optical · 400 m · Optician
Value drug mart · 402 m · Chemist

Restaurants (13 nearby)

Papa john's · 447 m · Fast Food
Mary brown's · 457 m · Fast Food
Barburrito · 458 m · Fast Food

Groceries (6 nearby)

Aura natural market · 426 m · Supermarket
The butcher · 442 m · Butcher
Cobs bread · 451 m · Bakery

Gyms (4 nearby)

The tennis centre · 710 m · Gym
Langley gymnastics · 807 m · Gym
Willoughby community centre · 951 m · Gym

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 915 m · Transit
Bus stop carvolth exchange bay 13 · 935 m · Transit
Bus stop northbound 208 st @ 82 ave · 998 m · Transit

Cafes (2 nearby)

Gong cha · 399 m · Cafe
Tim hortons · 437 m · Cafe

Healthcare (2 nearby)

Value drug mart · 402 m · Healthcare
Happy face pharmacy and medical clinic · 849 m · Healthcare

Schools NearBy

15 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 379 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 754 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 965 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.04 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.23 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.44 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.61 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.70 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.74 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.89 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.99 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.30 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.45 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	N/A	Distance 2.73 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.96 KM

BC Assessment Value — 20298 82a Avenue

2026 assessed value, sourced from City of Langley open data (PID 030-546-290).

Total Assessed Value (2026)

$1,523,000

-1.9% YoY

-1.3%/yr over 2 yr

2024 Value Trend 2026

Land

$833,000

Buildings

$690,000

Year Built

N/A

Class

032

Zoning

R-CL (A)

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$833,000	$690,000	$1,523,000	-1.9%
2025	$902,000	$651,000	$1,553,000	-0.6%
2024	$962,000	$600,000	$1,562,000	—

Mortgage Calculator for 20298 82a Avenue

/month

Principal & Interest

Property Taxes $471

Maintenance fee 0

A 20% down payment of $285,600 on this $1,428,000 listing yields an estimated mortgage of $5,454/month (30-year fixed, 4%). Total estimated housing cost: $5,925/month, $471 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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $4,191/month in estimated rental income against $6,107/month in mortgage payments, the monthly cashflow is -$1,916/month. A 49% 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 20298 82a 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.