Home Langley, BC Willoughby Heights 20315 82a Avenue

20315 82a Ave, Langley BC - Single Family Residence for Sale - MLS# R3167276

1 day on the market

$1,448,000

Est. Mortgage $6,406/mo

Listing updated: Sep 18, 2026 at 11:41pm

EstateBlock checked: Sep 19, 2026 at 03:40am

5 Beds

4 Baths

2812 sqft

515 $ /sqft

2020 built

NEW

1 day on the market

$1,448,000

Est. $6,406/mo with 20% down

Listing updated: Sep 18, 2026 at 11:41pm

EstateBlock checked: Sep 19, 2026 at 03:40am

Photos

Exterior Front Photo of 20315 82a Avenue, Langley, BC

Exterior Rear Photo of 20315 82a Avenue, Langley, BC

Beautiful 5-bedroom home by award-winning Vesta Properties in Willoughby! Craftsman-style, bright, open-concept w/ 10' ceilings. A spacious living room & beautiful kitchen w/ a large island, quartz counters, S/S appliances, walk-in pantry + office on the main. The upper level offers 3 spacious bedrooms, including a primary bedrm w/ vaulted ceilings, walk-in closet + ensuite. LEGAL 2-bedrm suite is a great mortgage helper. Enjoy year-round comfort A/C. Fully fenced backyard with patio. 2 car garage w/ EV rough in + 1 open stall. Only 5-mins walk to the new Josette Dandurand Elementary (2025), R.E. Mountain Secondary (IB World School). Close to Yorkson Community, Willoughby Plaza, Latimer Village, shops, restaurants, Cineplex & HWY 1. Perfect family home + excellent value + fab location!

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Full, Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Electric, Forced Air, Heat Pump
Cooling	Central Air, Air Conditioning
Laundry	In Unit
# of Kitchens	2
Flooring	Hardwood, Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony, Private Yard
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,448,000
Total Bedrooms	5
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	2812
Year Built	2020
Age Of Building	6
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Double, Lane Access, Rear Access
Total Parking Spaces	3
Rental Suites	Legal Suite

Lot & Land

Lot Size	2982
Lot Size Depth	Feet
Lot Size Frontage	31.2
MLS^® #	R3167276
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 0Y9
Gross Taxes	$5,729.44
Zoning	R-CL

Property Timeline

Status	Date	Price
R3167276 / Active	09-18-2026	$1,448,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	16'0 x 16'0 ft
Main Level	Dining Room	12'0 x 12'0 ft
Main Level	Kitchen	12'5 x 12'5 ft
Main Level	Office	11'0 x 11'0 ft
Main Level	Foyer	8'11 x 8'11 ft
Above Level	Primary Bedroom	15'5 x 15'5 ft
Above Level	Walk-In Closet	10'4 x 10'4 ft
Above Level	Bedroom	11'5 x 11'5 ft
Above Level	Bedroom	11'5 x 11'5 ft
Above Level	Laundry	9'0 x 9'0 ft
Basement Level	Living Room	12'0 x 12'0 ft
Basement Level	Kitchen	14'0 x 14'0 ft
Basement Level	Bedroom	12'0 x 12'0 ft
Basement Level	Bedroom	12'0 x 12'0 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	No	#5
Above Level	Yes	#5
Basement	No	#5

Listed by: RE/MAX Crest 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 0.71 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 3.11 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.11 km 7.3/10

Closest Transit

Bus Stop
Southbound 200 St @ 82 Ave: 0.71 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.43 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

56 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,487,096

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.43 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

—

Langley avg

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20315 82a Avenue has a sell-speed score of 56/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 2.7% 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 may take several weeks to attract serious offers.

Climate Risk for V2Y 0Y9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 0Y9, 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 (~3.4 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 (15 nearby)

Lovebelle nails · 429 m · Beauty Shop
Yorkson optical · 431 m · Optician
Value drug mart · 433 m · Chemist

Restaurants (13 nearby)

Papa john's · 476 m · Fast Food
Mary brown's · 485 m · Fast Food
Barburrito · 491 m · Fast Food

Groceries (6 nearby)

Aura natural market · 459 m · Supermarket
The butcher · 475 m · Butcher
Cobs bread · 484 m · Bakery

Gyms (3 nearby)

The tennis centre · 712 m · Gym
Langley gymnastics · 854 m · Gym
Willoughby community centre · 998 m · Gym

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 879 m · Transit
Bus stop carvolth exchange bay 13 · 899 m · Transit
Bus stop southbound 208 st @ 84 ave · 984 m · Transit

Cafes (2 nearby)

Gong cha · 430 m · Cafe
Tim hortons · 465 m · Cafe

Healthcare (2 nearby)

Value drug mart · 433 m · Healthcare
Happy face pharmacy and medical clinic · 838 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 407 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 715 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.01 KM
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 1.27 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.42 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 1.67 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.71 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.84 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.94 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.35 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.41 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.74 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.91 KM

Walkability & Transit Near 20315 82a Avenue

Car-Dependent 36

Walk Score - Car-Dependent

Most errands require a car

Some Transit 44

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 44

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 20315 82a Avenue

2026 assessed value, sourced from City of Langley open data (PID 030-545-960).

Total Assessed Value (2026)

$1,544,000

-1.8% YoY

-1.1%/yr over 2 yr

2024 Value Trend 2026

Land

$833,000

Buildings

$711,000

Year Built

N/A

Class

032

Zoning

R-CL (A)

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$833,000	$711,000	$1,544,000	-1.8%
2025	$902,000	$670,000	$1,572,000	-0.5%
2024	$962,000	$618,000	$1,580,000	—

Mortgage Calculator for 20315 82a Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $477

Maintenance fee 0

A 20% down payment of $289,600 on this $1,448,000 listing yields an estimated mortgage of $5,530/month (30-year fixed, 4%). Total estimated housing cost: $6,007/month, $477 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: Sep 18, 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

With $5,390/month in estimated rental income against $6,192/month in mortgage payments, the monthly cashflow is -$802/month. A 32% 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 20315 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.