$2,488,888
$5K flooring credit included with this luxury home, ready for multigenerational living, generating nearly $4,000/month! Stunning custom-built home in the heart of Langley’s sought-after Willoughby neighbourhood. Boasting 6,617 sq ft, this home features 9 beds & 8 baths, including a bedroom with ensuite on the main floor. Upstairs, every bedroom has its own washroom. The enormous primary retreat offers a massive walk-in closet and spa-inspired ensuite with grand shower and soaker tub. Gourmet kitchen with huge island, tons of storage, plus full spice/wok kitchen. Entertain year-round on the covered deck with built-in BBQ and gas hookups for fire pits. Includes 2 separate 2-bedroom suites, epoxy garage with track-wall, and a massive main-floor office. Open house Sun 2-4 by appt.
| Basement Finished Area (sqft) | 1936 |
|---|---|
| Basement Features | Finished |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Interior Features | Central Vacuum |
| Heating Type | Electric, Forced Air |
| Cooling | Air Conditioning |
| # of Kitchens | 4 |
| Flooring | Tile, Carpet |
| Foundation | Concrete Perimeter |
| Exterior Features | Balcony |
|---|---|
| Roof | Asphalt |
| Structures | Residential Detached |
| Price | $2,325,000 |
|---|---|
| Total Bedrooms | 9 |
| Total Bathrooms | 8 |
| Full Bathrooms | 7 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 6617 |
| Year Built | 2020 |
| Age Of Building | 6 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Stories | 2 |
| Ownership Type | Freehold NonStrata |
| Community Features | Shopping Nearby |
| Utility Type | Electricity Connected, Water Connected |
| Utility Sewer | Public Sewer |
| Water (WaterSource) | Public |
| Parking Type | Garage Double |
| Total Parking Spaces | 4 |
| Rental Suites | Legal Suite,Licensed Suite |
| Lot Size | 5211 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 39.04 |
| MLS® # | R3129265 |
| Area | Langley |
| Neighbourhood | Willoughby Heights |
| City | Langley |
| Postal Code | V2Y 2J9 |
| Gross Taxes | 0 |
| Zoning | R-CL |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Foyer | 10'4 x 10'4 ft |
| Main Level | Office | 19'3 x 19'3 ft |
| Main Level | Living Room | 20'0 x 20'0 ft |
| Main Level | Bedroom | 13'2 x 13'2 ft |
| Main Level | Dining Room | 16'4 x 16'4 ft |
| Main Level | Family Room | 16'6 x 16'6 ft |
| Main Level | Eating Area | 16'6 x 16'6 ft |
| Main Level | Kitchen | 13'4 x 13'4 ft |
| Main Level | Wok Kitchen | 11'0 x 11'0 ft |
| Above Level | Primary Bedroom | 16'6 x 16'6 ft |
| Above Level | Walk-In Closet | 11'1 x 11'1 ft |
| Above Level | Bedroom | 13'0 x 13'0 ft |
| Above Level | Walk-In Closet | 4'11 x 4'11 ft |
| Above Level | Laundry | 8' x 8' ft |
| Above Level | Loft | 16'10 x 16'10 ft |
| Above Level | Bedroom | 13'0 x 13'0 ft |
| Above Level | Walk-In Closet | 4'11 x 4'11 ft |
| Above Level | Bedroom | 19'3 x 19'3 ft |
| Above Level | Walk-In Closet | 8'2 x 8'2 ft |
| Basement Level | Storage | 5'0 x 5'0 ft |
| Basement Level | Living Room | 16'0 x 16'0 ft |
| Basement Level | Kitchen | 12'7 x 12'7 ft |
| Basement Level | Bedroom | 12'3 x 12'3 ft |
| Basement Level | Bedroom | 8'9 x 8'9 ft |
| Basement Level | Laundry | 6'2 x 6'2 ft |
| Basement Level | Living Room | 12'6 x 12'6 ft |
| Basement Level | Kitchen | 9'4 x 9'4 ft |
| Basement Level | Bedroom | 9'3 x 9'3 ft |
| Basement Level | Walk-In Closet | 5'1 x 5'1 ft |
| Basement Level | Bedroom | 12'9 x 12'9 ft |
| Basement Level | Walk-In Closet | 4'3 x 4'3 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | Yes | #3 |
| Main Level | No | #2 |
| Above Level | Yes | #5 |
| Above Level | Yes | #3 |
| Above Level | Yes | #3 |
Listed by: Sutton Group-West Coast Realty (Langley)
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.
Public Schools
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
Closest Transit
Crime Rate
Demographics
Noise/ Power Lines
Other
20549 70a Avenue has a sell-speed score of 62/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 2.7% below comparable active properties in Willoughby Heights, which is a strong competitive signal. 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.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 2J9, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
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.
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.
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.
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.
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.
17 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Fraser Valley School |
Independent |
Grades Served—
|
Catchment Info—
|
Distance598 m
|
|
R C Garnett Demonstration Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance760 m
|
|
R E Mountain Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.48 KM
|
|
Langley Meadows Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.63 KM
|
|
Peter Ewart Middle School |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.71 KM
|
|
Richard Bulpitt Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance1.76 KM
|
|
Willoughby Elementary School |
Public |
Grades ServedK-5
|
Catchment InfoIn Catchment
|
Distance2.04 KM
|
|
COMPASS Christian Langley (Glover Rd.) |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.30 KM
|
|
Crescent Heights Academy |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.32 KM
|
|
Whytecliff Agile Learning Centre-Langley |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.63 KM
|
|
Josette Dandurand Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.66 KM
|
|
Lynn Fripps Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.70 KM
|
|
Yorkson Creek Middle School |
Public |
Grades Served6-8
|
Catchment InfoIn Catchment
|
Distance2.83 KM
|
|
King's School |
Independent |
Grades ServedK-12
|
Catchment Info—
|
Distance2.85 KM
|
|
Choices Program |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.88 KM
|
|
Katzie Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.92 KM
|
|
Douglas Park Community |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.94 KM
|
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $1,022,000 | $1,322,000 | $2,344,000 |
-4.4%
|
| 2025 | $994,000 | $1,457,000 | $2,451,000 |
-1.6%
|
| 2024 | $1,044,000 | $1,447,000 | $2,491,000 | — |
Buy Vs Rent Calculator
Rent vs own
—
Comparable data is unavailable at the neighbourhood level. City-wide in Langley, similar Single Family Residences average $2,390,433 across 11 active listings — this listing is 2.7% below the Langley average. This property is flagged as a Hot Deal (6.6% price reduction) based on its competitive pricing and market demand.
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