Home Langley, BC Willoughby Heights 20403 86ave Avenue

20403 86ave Ave, Langley BC - Row House (Non-Strata) for Sale - MLS# R3155440

3 days on the market

$1,349,000

Est. Mortgage $5,968/mo

Listing updated: Aug 17, 2026 at 03:04pm

EstateBlock checked: Aug 20, 2026 at 10:45am

4 Beds

4 Baths

2250 sqft

600 $ /sqft

2017 built

NEW

3 days on the market

$1,349,000

Est. $5,968/mo with 20% down

Listing updated: Aug 17, 2026 at 03:04pm

EstateBlock checked: Aug 20, 2026 at 10:45am

Photos

Exterior Front Photo of 20403 86ave Avenue, Langley, BC

Exterior Rear Photo of 20403 86ave Avenue, Langley, BC

Living Room Photo of 20403 86ave Avenue, Langley, BC

Family Room Photo of 20403 86ave Avenue, Langley, BC

Dining Area Photo of 20403 86ave Avenue, Langley, BC

Kitchen Photo of 20403 86ave Avenue, Langley, BC

Kitchen Island Photo of 20403 86ave Avenue, Langley, BC

Pantry Photo of 20403 86ave Avenue, Langley, BC

Breakfast Nook Photo of 20403 86ave Avenue, Langley, BC

Primary Bedroom Photo of 20403 86ave Avenue, Langley, BC

Spectacular Home. Prime location. Corner unit....Non strata row house with NO STRATA FEE. Main floor features open concept with huge living room, dining plus powder room. Spacious 3 bedrooms, 2 bath, laundry on the floor above main. Fully finished one bedroom legal basement suite with separate entrance. Back lane with detached single garage with additional two parking spots. Walking distance to Bus exchange loop. Close to Langley's finest restaurants, shopping complex etc.Tenanted property. Showing by appointment. 24 hours notice needed.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Full, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Electric, Forced Air, Natural Gas
# of Kitchens	2
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$1,349,000
Total Bedrooms	4
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	2250
Year Built	2017
Age Of Building	9
Building Type	Row House (Non-Strata)
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Single, Rear Access
Total Parking Spaces	3
Rental Suites	Legal Suite

Lot & Land

Lot Size	2775
MLS^® #	R3155440
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 0X4
Gross Taxes	$5,012.98
Zoning	R-CL

Property Timeline

Status	Date	Price
R3155440 / Active	08-17-2026	$1,349,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	20'4 x 20'4 ft
Main Level	Kitchen	16'5 x 16'5 ft
Main Level	Dining Room	10'3 x 10'3 ft
Main Level	Porch (enclosed)	8'6 x 8'6 ft
Main Level	Patio	18' x 18' ft
Above Level	Bedroom	13'9 x 13'9 ft
Above Level	Bedroom	11'5 x 11'5 ft
Above Level	Bedroom	13'9 x 13'9 ft
Above Level	Walk-In Closet	11'1 x 11'1 ft
Below	Living Room	9'7 x 9'7 ft
Below	Bedroom	15'2 x 15'2 ft
Below	Kitchen	16'1 x 16'1 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Below	No	#3

Listed by: Coldwell Banker Universe 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 1.5 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 3.33 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.33 km 7.3/10

Closest Transit

Bus Stop
Carvolth Exchange @ Bay 4: 0.27 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 5.13 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: 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

66 / 100

Overall sell-speed score

Likely within weeks

—

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 — 5.13 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

3 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

20403 86ave 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 0X4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 0X4, 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 (~4.1 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 (37 nearby)

Brodeur's bistro · 105 m · Restaurant
Empire garden chinese restaurant · 313 m · Restaurant
Freshii · 314 m · Restaurant

Shopping (29 nearby)

Salon chez pierre · 257 m · Hairdresser
Pharmachoice · 335 m · Pharmacy
Champers walnut grove · 346 m · Beauty Shop

Groceries (12 nearby)

Kin's farm market · 309 m · Supermarket
Meridian meats & seafood · 311 m · Butcher
Cobs bread · 321 m · Bakery

Cafes (4 nearby)

Gratia cafe · 388 m · Cafe
Tim hortons · 414 m · Cafe
Cafe ricotta · 450 m · Cafe

Healthcare (3 nearby)

Pharmachoice · 335 m · Healthcare
Happy face pharmacy and medical clinic · 737 m · Healthcare
Pharmasave · 738 m · Healthcare

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 278 m · Transit
Bus stop carvolth exchange bay 13 · 296 m · Transit
Bus stop southbound 200 st @ 84 ave · 969 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 711 m
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 958 m
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 994 m
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.09 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.33 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.45 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.50 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.50 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.77 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.85 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.03 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.07 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.23 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.71 KM

Walkability & Transit Near 20403 86ave Avenue

Car-Dependent 4

Walk Score - Car-Dependent

Almost all errands require a car

Some Transit 0

Transit Score - Minimal Transit

It is possible to get on a bus

Somewhat
Bikeable 0

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 20403 86ave Avenue

2026 assessed value, sourced from City of Langley open data (PID 029-479-673).

Total Assessed Value (2026)

$1,386,000

-3.5% YoY

-0.9%/yr over 2 yr

2024 Value Trend 2026

Land

$859,000

Buildings

$527,000

Year Built

N/A

Class

033

Zoning

R-CL (RH)

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$859,000	$527,000	$1,386,000	-3.5%
2025	$934,000	$502,000	$1,436,000	+1.7%
2024	$927,000	$485,000	$1,412,000	—

Mortgage Calculator for 20403 86ave Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $418

Maintenance fee 0

A 20% down payment of $269,800 on this $1,349,000 listing yields an estimated mortgage of $5,152/month (30-year fixed, 4%). Total estimated housing cost: $5,570/month, $418 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: Aug 17, 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 $5,100/month in estimated rental income against $5,742/month in mortgage payments, the monthly cashflow is -$642/month. A 30% 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 20403 86ave 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.