Home Langley, BC Willoughby Heights 20516 76a Avenue

20516 76a Ave, Langley BC V2Y 3T1 – Duplex for Sale – MLS® R3095390

20516 76a Avenue, Langley, British Columbia V2Y 3T1

255 days on the market

$1,229,900

Est. monthly cost $5,246/mo

Updated with MLS® - Nov 12, 2026 at 03:10pm

Bloom

5 Beds

4 Baths

2855 sqft

431 $ /sqft

2025 built

5.4% price reduction

Photos

Bloom!! A Masterfully built Development by T.M.Crest Homes! Beautiful 2 Storey plus fully finished basement Rowhome. Grand Kitchens, soft close cabinetry, Quartz countertops and large Island with bar style seating, high end Stainless steel appliances and hot water on demand. 3 Spacious bedrooms up with, Primary Bedroom complete with Elegant 4 pce Ensuite!! Rough in for Level 2 Electric car charger, 2/5/10 Year home warranty. Navien Tankless water heater, iFlow Hydronic Furnace! Low energy costs. Situated in desirable Yorkson neighborhood, walk to boutique shops and eateries, heath & wellness and first rate educational facilities. Move in ready!

Building 20 fields Inside & out 11 fields Lot & land 8 fields

Building Details

Price	$1,229,900
Total Bedrooms	5
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	2855
Year Built	2025
Age Of Building	1
Building Type	Half Duplex
Property Type	Residential
Stories	2
Building Name	Bloom
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Single, RV Access/Parking, Guest, Rear Access, Garage Door Opener
Total Parking Spaces	2
Rental Suites	Other

Interior Features

Basement Finished Area (sqft)	968
Basement Features	Full
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Interior Features	Central Vacuum Roughed In
Fireplace	1
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Flooring	Mixed
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt
Structures	Duplex, Residential Attached

Lot & Land

Lot Size	2636
MLS^® #	R3095390
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3T1
Gross Taxes	$3,476.38
Zoning	R-CL

Property Timeline

Status	Date	Price
R3095390 / Active	03-02-2026	$1,229,900
to view full Property History (3 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Great Room	17' x 17' ft
Main Level	Kitchen	11' x 11' ft
Main Level	Dining Room	15' x 15' ft
Main Level	Den	10' x 10' ft
Main Level	Foyer	10' x 10' ft
Above Level	Primary Bedroom	16' x 16' ft
Above Level	Bedroom	12' x 12' ft
Above Level	Bedroom	11' x 11' ft
Above Level	Loft	12' x 12' ft
Above Level	Walk-In Closet	8' x 8' ft
Above Level	Laundry	8' x 8' ft
Basement Level	Recreation Room	24' x 24' ft
Basement Level	Bedroom	11' x 11' ft
Basement Level	Bedroom	10' x 10' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#4
Above Level	No	#4
Basement	No	#4

Listed by: Royal LePage Little Oak 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, sell speed & climate

SkyTrain 3.59 km · crime average · sell-speed score 74/100 (likely within weeks) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (20 nearby)

Noma sushi japanese restaurant · 588 m · Restaurant
Dairy queen · 592 m · Fast Food
Domino's · 605 m · Fast Food

Shopping (14 nearby)

Canada post · 581 m · Post Office
Shoppers drug mart · 588 m · Pharmacy
Rbc · 594 m · Bank

Groceries (6 nearby)

Your independent grocer · 530 m · Supermarket
Town centre liquor store · 567 m · Beverages
Prime farm market · 627 m · Supermarket

Cafes (3 nearby)

Mattu's coffee & tea · 591 m · Cafe
Tim hortons · 852 m · Cafe
Gong cha · 891 m · Cafe

Gyms (2 nearby)

The tennis centre · 815 m · Gym
Bocce court at willoughby community park · 877 m · Gym

Healthcare (2 nearby)

Shoppers drug mart · 588 m · Healthcare
Value drug mart · 887 m · Healthcare

Transit (1 nearby)

Bus stop southbound 208 st @ 80 ave · 891 m · Transit

Public Schools

Elementary
Willoughby Elementary School: Above Average 0.84 km 7.1/10
Middle
Yorkson Creek Middle School: Average 1.54 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 1.9 km 5.9/10
Elementary, Secondary
King's School: Above Average 2.51 km 7.3/10

Closest Transit

Bus Stop
Northbound 202A St @ 76 Ave: 0.54 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 3.59 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

74 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $1,238,000

Seller's

Market conditions

Seller's market — high demand area

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.59 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

255 DOM

Listed

20516 76a Avenue has a sell-speed score of 74/100, placing it in the "Expected to sell within weeks" band. The listing is priced 0.7% 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 23.3% — buyers are active. With 266 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 3T1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3T1, 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 (~3.2 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.

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 649 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 678 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 836 m
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 900 m
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.27 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.46 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.54 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.58 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 1.90 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.15 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.51 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.61 KM
COMPASS Christian Langley (Glover Rd.)	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.79 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.87 KM

Walkability & Transit Near 20516 76a Avenue

Almost All Errands Require a Car 23

Walk Score - Almost All Errands Require a Car

Almost all errands require a car

Some Transit 36

Transit Score - Some Transit

A few nearby public transportation options

Somewhat Bikeable 27

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 20516 76a Avenue

2026 assessed value, sourced from City of Langley open data (PID 031-448-747).

Total Assessed Value (2026)

$1,365,000

+31.5% YoY

+22.6%/yr over 2 yr

2024 Value Trend 2026

Land

$842,000

Buildings

$523,000

Year Built

N/A

Class

033

Zoning

R-CL (SD)

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$842,000	$523,000	$1,365,000	+31.5%
2025	$915,000	$123,000	$1,038,000	+14.3%
2024	$908,000	$0	$908,000	—

Costs & calculators

Monthly cost about $5,246/month · rent estimate $5,000/month · owning nets $1,088/month less than renting · cash flow if rented −$653/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 20516 76a Avenue

$5,246 /month

Principal & Interest $4,956

Property Taxes $290

Maintenance fee $0

The estimated monthly cost of 20516 76a Avenue, Langley is $5,246: $4,956 principal and interest with 20% down over 30 years at 4.45%, plus $290 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

−$653 /month

Mortgage Payment $4,956

Monthly Cash Flow −$653

Break Even Down Payment 31%

Cap Rate -0.6%

Cash on Cash -3.2%

If 20516 76a Avenue, Langley were rented at $5,000 a month with 5% vacancy, it would fall $653 a month short of the mortgage and carrying costs; about 31% down would break even.

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

Estateblock Rent Estimate for 20516 76a Avenue, Langley

$5,000 / month

Rent $5,000

Own $5,246

Principal: $1,594/mo Interest, tax, insurance, fees: $3,652/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,334/mo (year 1) → ~$3,103/mo (year 20) → ~$4,629/mo (year 29).

Net cost to own at year 5 ~$3,652/mo About $1,348/mo less than renting

EstateBlock estimates 20516 76a Avenue, Langley would rent for about $5,000 a month.

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.

Rent vs own: 20516 76a Avenue

Rent vs own

Owning nets $1,088/mo less than renting

With 20% down ($245,980) at 4.45%: $3,912/mo net cost to own in year 1 vs $5,000/mo rent

Principal paid off by year 5 $87,680

Principal paid off by year 10 $197,165

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Owning 20516 76a Avenue, Langley nets about $1,088 a month less than renting it in year 1, with $87,680 of principal paid off by year 5 and $197,165 by year 10.