Home Langley, BC Willoughby Heights 20528 76b Avenue

20528 76b Ave, Langley BC - Single Family Residence for Sale - MLS# R3164097

4 days on the market

$1,799,000

Est. Mortgage $7,959/mo

Listing updated: Sep 14, 2026 at 03:25pm

EstateBlock checked: Sep 14, 2026 at 11:45pm

Bloom

6 Beds

4 Baths

2958 sqft

608 $ /sqft

2027 built

NEW

4 days on the market

$1,799,000

Est. $7,959/mo with 20% down

Listing updated: Sep 14, 2026 at 03:25pm

EstateBlock checked: Sep 14, 2026 at 11:45pm

Photo

Bloom is A Masterfully built Development by T.M.Crest Homes. Beautifully finished 2 Story plus basement home complete with 2 bedroom legal suite with separate entrance. Grand Kitchen, soft close cabinetry, Quartz countertops and large Island with bar style seating, high end Stainless steel appliances. 4 Spacious bedrooms with 3 Elegant full bathrooms on upper level! Master Bedroom w/feature wall. Total 6 bedrooms, 5 bathrooms. Roughed in Electric car charger. 2/5/10 Year home warranty. A/C Included. Situated in desirable Yorkson neighborhood, walk to shops, eateries, health/wellness and first rate educational facilities.

Interior Features

Basement Finished Area (sqft)	909
Basement Features	Finished, Exterior Entry
Fireplace	1
Heating Type	Forced Air, Natural Gas
# of Kitchens	2
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,799,000
Total Bedrooms	6
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	2958
Year Built	2027
Age Of Building	0
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Building Name	Bloom
Ownership Type	Freehold NonStrata
Utility Type	Community
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Garage Double
Total Parking Spaces	4

Lot & Land

Lot Size	4004
Lot Size Depth	Feet
Lot Size Frontage	45.3
MLS^® #	R3164097
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3T1
Gross Taxes	$3,374.54
Zoning	R-1A

Property Timeline

Status	Date	Price
R3164097 / Active	09-11-2026	$1,799,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	20'6 x 20'6 ft
Main Level	Kitchen	14'6 x 14'6 ft
Main Level	Dining Room	12'6 x 12'6 ft
Main Level	Den	11' x 11' ft
Above Level	Primary Bedroom	16'6 x 16'6 ft
Above Level	Bedroom	12'6 x 12'6 ft
Above Level	Bedroom	12'6 x 12'6 ft
Above Level	Bedroom	11'6 x 11'6 ft
Basement Level	Living Room	20' x 20' ft
Basement Level	Kitchen	9' x 9' ft
Basement Level	Bedroom	11'6 x 11'6 ft
Basement Level	Bedroom	10'6 x 10'6 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 & 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 & Neighbourhood

Public Schools

Elementary
Willoughby Elementary School: Above Average 0.75 km 7.1/10
Middle
Yorkson Creek Middle School: Average 1.43 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 2 km 5.9/10
Elementary, Secondary
King's School: Above Average 2.49 km 7.3/10

Closest Transit

Bus Stop
Southbound 202A St @ 7700 Block: 0.57 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 3.68 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

50 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,671,271

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.68 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

4 DOM

Listed

Willoughby Heights avg

—

Langley avg

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20528 76b Avenue has a sell-speed score of 50/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 7.1% above comparable active properties in Willoughby Heights. 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 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 (BC ENV 2024). 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.

Nearby Restaurants, Cafes & Shops

Restaurants (20 nearby)

Noma sushi japanese restaurant · 498 m · Restaurant
Dairy queen · 503 m · Fast Food
Domino's · 505 m · Fast Food

Shopping (14 nearby)

Sassy nails & spa · 497 m · Beauty Shop
Rbc · 499 m · Bank
Stylo style · 500 m · Beauty Shop

Groceries (6 nearby)

Your independent grocer · 439 m · Supermarket
Town centre liquor store · 486 m · Beverages
Prime farm market · 534 m · Supermarket

Cafes (3 nearby)

Mattu's coffee & tea · 502 m · Cafe
Tim hortons · 758 m · Cafe
Gong cha · 800 m · Cafe

Gyms (3 nearby)

The tennis centre · 710 m · Gym
Bocce court at willoughby community park · 854 m · Gym
Langley gymnastics · 983 m · Gym

Healthcare (2 nearby)

Shoppers drug mart · 506 m · Healthcare
Value drug mart · 795 m · Healthcare

Transit (1 nearby)

Bus stop northbound 208 st @ 80 ave · 920 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 656 m
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 668 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 745 m
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 865 m
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.37 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.38 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.43 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.50 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.01 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.05 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.49 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.70 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.76 KM
COMPASS Christian Langley (Glover Rd.)	Independent	Grades Served —	Catchment Info —	0	Distance 2.84 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.90 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.94 KM

Walkability & Transit Near 20528 76b Avenue

Car-Dependent 32

Walk Score - Car-Dependent

Most errands require a car

Some Transit 36

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 23

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 20528 76b Avenue

2026 assessed value, sourced from City of Langley open data (PID 031-448-682).

Total Assessed Value (2026)

$933,000

-7.6% YoY

-7.0%/yr over 2 yr

2024 Value Trend 2026

Land

$933,000

Buildings

Year Built

N/A

Class

001

Zoning

R-1A

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$933,000	$0	$933,000	-7.6%
2025	$1,010,000	$0	$1,010,000	-6.3%
2024	$1,078,000	$0	$1,078,000	—

Mortgage Calculator for 20528 76b Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $281

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $7,152/month in total housing costs on this $1,799,000 property — $6,871 mortgage payment, $281 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: Sep 14, 2026

Investment Cashflow Calculator

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Basic Insurance Cost

Rental Income

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Down Payment (percent)

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $4,576/month estimated rent and $7,339/month in total housing costs, this property has a -$2,763/month cashflow. Break-even down payment: approximately 53%.

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

Estateblock Rent Estimate for 20528 76b 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.