Home Langley, BC Langley City 20685 44 Avenue

20685 44 Ave, Langley BC - Land for Sale - MLS# R2996018

495 days on the market

$1,049,000

Est. Mortgage $4,641/mo

Listing updated: May 19, 2026 at 10:32am

EstateBlock checked: Sep 6, 2026 at 06:45am

0 sqft

8.8% price reduction

495 days on the market

$1,049,000

$1,150,000

Est. $4,641/mo with 20% down

Listing updated: May 19, 2026 at 10:32am

EstateBlock checked: Sep 6, 2026 at 06:45am

Photo

Rare opportunity to build a duplex, legal and conforming multi family in a nice neighbourhood. Either as an investment for rental, build it out yourself for resale or to have your family close for siblings or multi generational living. With high prices on land, the numbers make sense on this one!

Exterior Features

Structures	Land Only

Building Details

Price	$1,049,000
Property Type	Land
Ownership Type	Freehold NonStrata
Community Features	Near Shopping
Utility Type	Sanitary Sewer At Lot Line, Storm Sewer At Lot Line, Electricity At Lot Line, Natural Gas At Lot Line, Phone Nearby, Cable Available
Water (WaterSource)	Public

Lot & Land

Lot Size	6916
Lot Size Depth	Feet
MLS^® #	R2996018
Area	Langley
Neighbourhood	Langley City
City	Langley
Postal Code	V3A 3E5
Gross Taxes	0
Zoning	RES

Property Timeline

Status	Date	Price
R2996018 / Active	04-29-2025	$1,049,000

Listed by: Engel & Volkers Vancouver & Engel & Volkers Vancouver

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

Secondary
Langley Secondary School: 2.24 km
Middle
H. D. Stafford Middle School: 0.61 km
Elementary
Blacklock Fine Arts Elementary School: Average 0.86 km 4.3/10

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

Private Schools

Elementary
Langley Montessori School: 1.53 km
Secondary
Whytecliff Agile Learning Centre (Langley): 2 km

Closest Transit

Bus Stop
Westbound Grade Cres @ 208 St: 0.06 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 2.15 km

Crime Rate

Total Crime Rate: High
Violent Crime Rate: Above Average
Property Crime Rate: High

Demographics

Post-Secondary Education: Below Average 15.1%
No Certificate/Degree: Above Average 15.6%
Owner Occupied: Average 70.6%
Employment Rate: Average 63.8%

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

42 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $516,108

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.15 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How LANGLEY CITY compares

This property

495 DOM

Listed

Langley City avg

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Langley avg

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20685 44 Avenue has a sell-speed score of 42/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 50.8% above comparable active properties in Langley City. 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 could take longer than the area average to sell.

Climate Risk for V3A 3E5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3A 3E5, 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 (~6.1 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - City 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

Transit (1 nearby)

Bus stop northbound 208 st @ 51b ave · 952 m · Transit

Schools NearBy

23 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Uplands Elementary School	Public	Grades Served K-6	Catchment Info —	6.4 / 10	Distance 559 m
Blacklock Fine Arts Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	5.5 / 10	Distance 862 m
OneSchool Global Vancouver	Independent	Grades Served —	Catchment Info —	0	Distance 1.10 KM
H D Stafford Middle	Public	Grades Served —	Catchment Info —	2.5 / 10	Distance 1.10 KM
Simonds Elementary School	Public	Grades Served K-5	Catchment Info —	3.2 / 10	Distance 1.16 KM
U-Connect	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 1.27 KM
James Hill Elementary	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 1.30 KM
Langley Fundamental Middle/Secondary School	Public	Grades Served 6-12	Catchment Info —	7.5 / 10	Distance 1.52 KM
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 1.68 KM
Nicomekl Elementary School	Public	Grades Served K-5	Catchment Info —	4.7 / 10	Distance 1.72 KM
Belmont Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 1.78 KM
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 1.96 KM
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 1.99 KM
Langley Equestrian Academy	Public	Grades Served 7-12	Catchment Info —	6.0 / 10	Distance 2.09 KM
des Voyageurs	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.14 KM
Langley Fundamental Elementary School	Public	Grades Served K-5	Catchment Info —	7.0 / 10	Distance 2.15 KM
Alice Brown Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 2.19 KM
Langley Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.2 / 10	Distance 2.24 KM
Murrayville Academy	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.30 KM
Credo Christian Schools	Independent	Grades Served K-12	Catchment Info —	7.8 / 10	Distance 2.41 KM
Brookswood Secondary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.50 KM
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 2.63 KM
Noel Booth Elementary School	Public	Grades Served K-7	Catchment Info —	4.6 / 10	Distance 2.82 KM

Walkability & Transit Near 20685 44 Avenue

Car-Dependent 52

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 33

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 50

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 20685 44 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $0

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($209,800), the estimated monthly payment for this listing is $4,006/month — $4,006 principal & interest.

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: May 19, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

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/month

Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

At an estimated rental income of $3,079/month, this property runs a $1,061/month shortfall after mortgage and carrying costs. Break-even requires approximately 42% down.

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

Estateblock Rent Estimate for 20685 44 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.