Home Langley, BC Willoughby Heights 20377 82 Avenue

20377 82 Ave, Langley BC - Row House (Non-Strata) for Sale - MLS# R3103534

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Listing updated: Jun 12, 2026 at 01:58am

EstateBlock checked: Aug 20, 2026 at 03:45pm

Willoughby West

4 Beds

4 Baths

2178 sqft

491 $ /sqft

2017 built

Closed

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This property sold for

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Listing updated: Jun 12, 2026 at 01:58am

EstateBlock checked: Aug 20, 2026 at 03:45pm

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: 0.91 km
Middle
Yorkson Creek Middle School: 0.66 km
Secondary
R E Mountain Secondary School: 0.97 km

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: 2.99 km
Elementary, Secondary
King's School: 2.99 km

Closest Transit

Bus Stop
Eastbound 80 Ave @ 200 St: 0.77 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

67 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $1,088,837

Seller's

Market conditions

Seller's market — high demand area

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

78 DOM

Listed

Willoughby Heights avg

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Langley avg

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20377 82 Avenue has a sell-speed score of 67/100, placing it in the "Expected to sell within weeks" band. The listing is priced 1.8% below comparable active properties in Willoughby Heights, which is a strong competitive signal. 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 0S3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 0S3, 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 (~3.5 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 (21 nearby)

Papa john's · 374 m · Fast Food
Mary brown's · 384 m · Fast Food
Barburrito · 401 m · Fast Food

Shopping (16 nearby)

Value drug mart · 337 m · Chemist
Yorkson optical · 337 m · Optician
Lovebelle nails · 338 m · Beauty Shop

Groceries (8 nearby)

Aura natural market · 369 m · Supermarket
The butcher · 384 m · Butcher
Cobs bread · 394 m · Bakery

Gyms (4 nearby)

The tennis centre · 580 m · Gym
Langley gymnastics · 849 m · Gym
Bocce court at willoughby community park · 977 m · Gym

Cafes (3 nearby)

Gong cha · 337 m · Cafe
Tim hortons · 363 m · Cafe
Mattu's coffee & tea · 951 m · Cafe

Healthcare (2 nearby)

Value drug mart · 337 m · Healthcare
Happy face pharmacy and medical clinic · 970 m · Healthcare

Transit (2 nearby)

Bus stop carvolth exchange bay 1 (sb) · 980 m · Transit
Bus stop southbound 208 st @ 80 ave · 996 m · Transit

Schools NearBy

16 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 509 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 661 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 909 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 955 m
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.21 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.32 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.48 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.60 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.80 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.90 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 2.28 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.39 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.87 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.93 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.99 KM

Walkability & Transit Near 20377 82 Avenue

Car-Dependent 36

Walk Score - Car-Dependent

Most errands require a car

Some Transit 41

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 38

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 20377 82 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $361

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $4,447/month in total housing costs on this $1,069,900 property — $4,086 mortgage payment, $361 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: Jun 12, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

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/month

Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $3,140/month estimated rent and $4,583/month in total housing costs, this property has a -$1,443/month cashflow. Break-even down payment: approximately 49%.

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

Estateblock Rent Estimate for 20377 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.