$3,950,000
20889 32b Ave, Langley BC – House for Sale – MLS® R3118457
20889 32b Avenue, Langley, British Columbia V2Z 2C4
168 days on the market
$3,799,000
Est. Mortgage $16,807/mo
Listing updated:
EstateBlock checked:
3
Beds
2
Baths
1516
sqft
2506
$
/sqft
1961
built
Photos
Property Details for 20889 32b Avenue
Just under 2 acres with absolutely no easements or waterways, backing onto new single family development by Foxridge/Qualico. Services at lot line, designated SF with 5000 sq ft lots. Invest now in the future of Brookswood! 3 bed, 1 1/2 bath super cute cottage, plus small barn, workshop and green house for revenue. Plus, partially forested with some beautiful mature cedars to be logged off. Do not walk property without an appointment, dogs on site.
Interior Features
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | Crawl Space |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Fireplace | 1 |
| Heating Type | Electric |
| # of Kitchens | 1 |
| Flooring | Laminate, Mixed |
| Foundation | Concrete Perimeter |
Exterior Features
| Roof | Asphalt |
|---|---|
| Structures | Residential Detached |
Building Details
| Price | $3,799,000 |
|---|---|
| Total Bedrooms | 3 |
| Total Bathrooms | 2 |
| Full Bathrooms | 1 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 1516 |
| Year Built | 1961 |
| Age Of Building | 65 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Architecture Style | Rancher/Bungalow |
| Stories | 1 |
| Ownership Type | Freehold NonStrata |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Septic Tank |
| Water (WaterSource) | Well Drilled |
| Parking Type | Open |
| Total Parking Spaces | 5 |
Lot & Land
| Lot Size | 1.93 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 182 |
| MLS® # | R3118457 |
| Area | Langley |
| Neighbourhood | Brookswood Langley |
| City | Langley |
| Postal Code | V2Z 2C4 |
| Gross Taxes | $13,304.36 |
| Zoning | SR-2 |
Property Timeline
Rooms
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Laundry | 8' x 8' ft |
| Main Level | Kitchen | 14'7 x 14'7 ft |
| Main Level | Dining Room | 10'4 x 10'4 ft |
| Main Level | Living Room | 10'4 x 10'4 ft |
| Main Level | Primary Bedroom | 19'3 x 19'3 ft |
| Main Level | Bedroom | 12'2 x 12'2 ft |
| Main Level | Bedroom | 12'2 x 12'2 ft |
| Main Level | Porch (enclosed) | 12'4 x 12'4 ft |
Bathrooms
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #4 |
| Main Level | Yes | #2 |
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 & Neighbourhood
Public Schools
- Elementary
- Glenwood Elementary School
- Average 1.72 km
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
- Elementary
- St. Catherines School
- Above Average 1.35 km
- Elementary,Secondary
- OneSchool Global Vancouver
- 2.33 km
Closest Transit
- Bus Stop
- Northbound 204 St @ 36 Ave
- 1.16 km
- Skytrain
- Skytrain @ Langley City Centre Station ( Under Construction till 2029)
- 5.06 km
Crime Rate
- Total Crime Rate
- Average
- Violent Crime Rate
- Below Average
- Property Crime Rate
- Above Average
Demographics
- Post-Secondary Education
- Below Average 18.6%
- No Certificate/Degree
- Average 14.6%
- Owner Occupied
- Below Average 50%
- Employment Rate
- Average 55.9%
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
54 / 100
Overall sell-speed score
Moderate pace expected
—
Price competition grade
No comparable data
Balanced
Market conditions
Balanced market — steady conditions
Flood Risk
Unlikely — not in floodplain
Railway / Skytrain noise
Unlikely — 5.06 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 BROOKSWOOD LANGLEY compares
This property
168 DOM
Brookswood Langley avg
—
Langley avg
—
20889 32b 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 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 V2Z 2C4
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Z 2C4, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Flood
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
Fire
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
Annual avg PM2.5 4.1 µg/m³ — meets WHO 2021 guideline. Nearest station: Langley Central, Langley (~6.8 km). Annual avg AQHI 1.8 — Low Risk.
Heat
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
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
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
Schools NearBy
9 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Langley Equestrian Academy |
Public |
Grades Served7-12
|
Catchment Info—
|
Distance896 m
|
|
Noel Booth Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.35 KM
|
|
St. Catherines School |
Independent |
Grades ServedK-7
|
Catchment Info—
|
Distance1.35 KM
|
|
Glenwood Elementary School |
Public |
Grades ServedK-7
|
Catchment InfoIn Catchment
|
Distance1.72 KM
|
|
Belmont Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.74 KM
|
|
Brookswood Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.93 KM
|
|
Langley Fundamental Middle/Secondary School |
Public |
Grades Served6-12
|
Catchment Info—
|
Distance1.95 KM
|
|
OneSchool Global Vancouver |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.33 KM
|
|
Uplands Elementary School |
Public |
Grades ServedK-6
|
Catchment Info—
|
Distance2.42 KM
|
Walkability & Transit Near 20889 32b Avenue
Car-Dependent
23
Walk Score - Car-Dependent
Almost all errands require a car
Some Transit
22
Transit Score - Minimal Transit
It is possible to get on a bus
Somewhat
Bikeable 39
Bikeable 39
Bike Score - Somewhat Bikeable
Minimal bike infrastructure
BC Assessment Value — 20889 32b Avenue
2026 assessed value, sourced from City of Langley open data (PID 010-606-327).
$3,605,900
-0.1% YoY
-4.0%/yr over 2 yr
2024
Value Trend
2026
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $3,553,000 | $52,900 | $3,605,900 |
-0.1%
|
| 2025 | $3,553,000 | $55,900 | $3,608,900 |
-7.8%
|
| 2024 | $3,858,000 | $57,600 | $3,915,600 | — |
Mortgage Calculator for 20889 32b Avenue
/month
Principal & Interest
Property Taxes
$1,109
Maintenance fee
0
A 20% down payment of $759,800 on this $3,799,000 listing yields an estimated mortgage of $14,510/month (30-year fixed, 4%). Total estimated housing cost: $15,619/month, $1,109 property tax.
All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.
Investment Cashflow Calculator
/month
Mortgage Payment
Monthly Payment
Break Even Down Payment
0%
Cap Rate
Cash on Cash
With $8,549/month in estimated rental income against $15,896/month in mortgage payments, the monthly cashflow is -$7,347/month. A 61% 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 20889 32b Avenue, Langley
Buy Vs Rent Calculator
—
/ month
Principal: —
Interest, tax, insurance, fees: —
Rent vs own
—
Principal paid off by year 5
—
Principal paid off by year 10
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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.
Price vs Neighbourhood Average — Brookswood Langley, Langley
This Home
$3,799,000
Langley
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Brookswood Langley
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No active comparable properties are currently available for this property type in Langley. The price evaluation chart will update as similar listings enter the market.
Data is based on list prices of similar active listings. 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
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