Home Langley, BC Willoughby Heights 20350 72 Avenue

Photos

Exterior photo of 20350 72 Ave, Langley, BC – MLS® R3143888

Exterior Rear Photo of 20350 72 Avenue, Langley, BC

Living Room Photo of 20350 72 Avenue, Langley, BC

Family Room Photo of 20350 72 Avenue, Langley, BC

Rare multi-family development opportunity in the heart of Langley. 20326 & 20350 72 Avenue offer a combined 1.84 gross acres with proposed CD zoning and plans for a 6-storey residential apartment project with 218 homes. The concept includes underground parking, indoor and outdoor amenity areas, greenway dedication and strong frontage along 72 Avenue with future 71B Avenue access. Excellent location near 202B Street, schools, parks, daycare, existing apartments and major Willoughby growth. Asking $10,888,000. Buyer to verify all development details, approvals, servicing, fees, density and timelines with the Township of Langley.

Exterior Features

Structures	Land Only

Building Details

Price	$10,880,000
Property Type	Land
Ownership Type	Freehold NonStrata
Utility Type	Sanitary Sewer At Lot Line, Storm Sewer At Lot Line, Electricity At Lot Line, Natural Gas At Lot Line, Phone Nearby, Cable Available
Water (WaterSource)	Public

Lot & Land

Lot Size	1.84
Lot Size Depth	Feet
Lot Size Frontage	288
MLS^® #	R3143888
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 1S8
Gross Taxes	$35,702.02
Zoning	SR-2

Property Timeline

Status	Date	Price
R3143888 / Active	07-06-2026	$10,880,000

Listed by: Royal LePage Global Force 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 1.79 km 7.1/10
Middle
Yorkson Creek Middle School: Average 2.51 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 1.06 km 5.9/10
Elementary,Secondary
Crescent Heights Academy: Above Average 2.27 km 9.5/10

Closest Transit

Bus Stop
Southbound 202B St @ 72 Ave: 0.21 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 2.64 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 24.2%
No Certificate/Degree: Below Average 12%
Owner Occupied: Above Average 78.9%
Employment Rate: Above Average 76.3%

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

36 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $4,352,000

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.64 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 WILLOUGHBY HEIGHTS compares

This property

107 DOM

Listed

Willoughby Heights avg

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Langley avg

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20350 72 Avenue has a sell-speed score of 36/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 60% above comparable active properties in Willoughby Heights. 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 could take longer than the area average to sell.

Climate Risk for V2Y 1S8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 1S8, 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 (~2.7 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

Cafes (3 nearby)

Tim hortons · 649 m · Cafe
Starbucks · 686 m · Cafe
Lieto cafe · 954 m · Cafe

Restaurants (2 nearby)

Subway · 650 m · Fast Food
ï¼èèï¼grand chinese restaurant langley · 675 m · Restaurant

Groceries (1 nearby)

Circle k · 674 m · Convenience

Transit (1 nearby)

Bus stop northbound 208 st @ 70 ave · 983 m · Transit

Schools NearBy

13 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 403 m
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 990 m
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 1.06 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.23 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 1.66 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.66 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.79 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.19 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.27 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 2.51 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.52 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.59 KM
COMPASS Christian Langley (Glover Rd.)	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.71 KM

Walkability & Transit Near 20350 72 Avenue

Car-Dependent 38

Walk Score - Car-Dependent

Most errands require a car

Some Transit 39

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 60

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 20350 72 Avenue

2026 assessed value, sourced from City of Langley open data (PID 011-899-930).

Total Assessed Value (2026)

$4,150,000

-4.2% YoY

+2.6%/yr over 2 yr

2024 Value Trend 2026

Land

$4,140,000

Buildings

$10,000

Year Built

N/A

Class

000

Zoning

SR-2

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$4,140,000	$10,000	$4,150,000	-4.2%
2025	$4,324,000	$10,000	$4,334,000	+9.9%
2024	$3,933,000	$10,000	$3,943,000	—

Mortgage Calculator for 20350 72 Avenue

/month

Principal & Interest

Property Taxes $2,975

Maintenance fee 0

A 20% down payment of $2,176,000 on this $10,880,000 listing yields an estimated mortgage of $41,554/month (30-year fixed, 4%). Total estimated housing cost: $44,529/month, $2,975 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 $21,291/month in estimated rental income against $45,072/month in mortgage payments, the monthly cashflow is -$23,781/month. A 66% 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 20350 72 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.