Home Langley, BC Willoughby Heights 20435 82 Avenue

20435 82 Ave, Langley BC - Single Family Residence for Sale - MLS# R3119175

Verified Account Required $●●●,●●●

Listing updated: Jul 21, 2026 at 01:25am

EstateBlock checked: Sep 7, 2026 at 08:25am

4 Beds

4 Baths

2681 sqft

541 $ /sqft

2016 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Jul 21, 2026 at 01:25am

EstateBlock checked: Sep 7, 2026 at 08:25am

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: Above Average 0.79 km 7.1/10
Middle
Yorkson Creek Middle School: Average 0.55 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 2.86 km 7.3/10
Elementary, Secondary
King's School: Above Average 2.86 km 7.3/10

Closest Transit

Bus Stop
Northbound 208 St @ 82 Ave: 0.73 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.51 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

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 — 4.51 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

77 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

20435 82 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 17.7% — conditions are balanced. With only 486 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 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 (~3.6 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 (25 nearby)

Papa john's · 389 m · Fast Food
Mary brown's · 398 m · Fast Food
Barburrito · 433 m · Fast Food

Shopping (17 nearby)

Value drug mart · 367 m · Chemist
Yorkson optical · 371 m · Optician
Lovebelle nails · 376 m · Beauty Shop

Groceries (8 nearby)

Aura natural market · 403 m · Supermarket
The butcher · 418 m · Butcher
Cobs bread · 427 m · Bakery

Cafes (3 nearby)

Gong cha · 372 m · Cafe
Tim hortons · 378 m · Cafe
Mattu's coffee & tea · 862 m · Cafe

Gyms (2 nearby)

The tennis centre · 480 m · Gym
Langley gymnastics · 948 m · Gym

Healthcare (2 nearby)

Value drug mart · 367 m · Healthcare
Shoppers drug mart · 918 m · Healthcare

Transit (1 nearby)

Bus stop northbound 200 st @ 84 ave · 992 m · Transit

Schools NearBy

16 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 548 m
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 648 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 794 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.01 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.18 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.26 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.37 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.47 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.82 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.86 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.88 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.30 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.30 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.86 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.86 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 3.00 KM

Walkability & Transit Near 20435 82 Avenue

Car-Dependent 34

Walk Score - Car-Dependent

Most errands require a car

Some Transit 40

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 39

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 20435 82 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $407

Maintenance fee 0

A 20% down payment of $290,000 on this $1,450,000 listing yields an estimated mortgage of $5,538/month (30-year fixed, 4%). Total estimated housing cost: $5,945/month, $407 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 21, 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 $4,256/month in estimated rental income against $6,130/month in mortgage payments, the monthly cashflow is -$1,874/month. A 48% 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 20435 82 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.