Home Langley, BC Willoughby Heights 20432 78a Avenue

20432 78a Ave, Langley BC - Single Family Residence for Sale - MLS# R2835856

Verified Account Required $●●●,●●●

Listing updated: Jul 1, 2025 at 11:04am

EstateBlock checked: Sep 20, 2026 at 09:25am

5 Beds

4 Baths

2767 sqft

596 $ /sqft

2020 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Jul 1, 2025 at 11:04am

EstateBlock checked: Sep 20, 2026 at 09:25am

Photo

VERIFIED ACCOUNT REQUIRED

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: Average 0.74 km 6.6/10
Middle
Yorkson Creek Middle School: 1.23 km
Secondary
R E Mountain Secondary School: 0.45 km

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary
Fraser Valley Elementary School: Average 2.26 km 6.3/10
Elementary, Secondary
King's School: Above Average 2.71 km 7.3/10

Closest Transit

Bus Stop
Northbound 202A St @ 7800 Block: 0.35 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 3.83 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

54 / 100

Overall sell-speed score

Moderate pace expected

—

Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.83 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

137 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

20432 78a 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 1X4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 1X4, 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 (~3.1 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 (22 nearby)

Stacked pancake & breakfast house · 404 m · Restaurant
Barburrito · 412 m · Fast Food
Mary brown's · 415 m · Fast Food

Shopping (14 nearby)

Bmo · 394 m · Bank
Stylo style · 430 m · Beauty Shop
Value drug mart · 467 m · Chemist

Groceries (6 nearby)

Cobs bread · 418 m · Bakery
The butcher · 428 m · Butcher
Aura natural market · 443 m · Supermarket

Gyms (4 nearby)

The tennis centre · 543 m · Gym
Bocce court at willoughby community park · 618 m · Gym
Langley gymnastics · 694 m · Gym

Cafes (3 nearby)

Tim hortons · 435 m · Cafe
Gong cha · 470 m · Cafe
Mattu's coffee & tea · 553 m · Cafe

Healthcare (2 nearby)

Value drug mart · 467 m · Healthcare
Shoppers drug mart · 590 m · Healthcare

Transit (1 nearby)

Bus stop southbound 200 st @ 7500 block · 1000 m · Transit

Schools NearBy

16 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 442 m
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 587 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 736 m
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.04 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.06 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.23 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.47 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.53 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.97 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.30 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.58 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.60 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.67 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.71 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.87 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.96 KM

Mortgage Calculator for 20432 78a Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $537

Maintenance fee 0

Financing 80% of the $1,649,800 asking price over 30 years at 4% results in approximately $6,838/month in total estimated carrying costs, $537 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: Jul 1, 2025

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

This listing generates an estimated $5,337/month in rental income, leaving a -$1,672/month cashflow at current carrying costs. Investors targeting break-even would need roughly 42% down.

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

Estateblock Rent Estimate for 20432 78a Avenue, Langley

Buy Vs Rent Calculator

— / month

Rent —

Own —

Principal: — Interest, tax, insurance, fees: —

Rent vs own

—

Principal paid off by year 5 —

Principal paid off by year 10 —

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.