$6,500,000
Sold
5
Beds
3
Baths
3369
sqft
1980
built
21330 78 Ave, Langley BC – House for Sale – MLS® R3142887
21330 78 Avenue, Langley, British Columbia V2Y 2E9
103 days on the market
$5,299,000
Est. Mortgage $23,443/mo
Listing updated:
EstateBlock checked:
6
Beds
3
Baths
3098
sqft
1710
$
/sqft
1972
built
18.5% price reduction
Photos
Property Details for 21330 78 Avenue
18.5% price reduction
2.51 acres in Williams Plan (townhouse) 16-22 UPA. Investors or Developer alert. Central location with easy access to all hwys.2 storey home rented to a good tenant.
Interior Features
| Basement Finished Area (sqft) | 1504 |
|---|---|
| Basement Features | Full |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Interior Features | Storage |
| Fireplace | 2 |
| Heating Type | Natural Gas |
| # of Kitchens | 1 |
| Flooring | Wall/Wall/Mixed |
| Foundation | Concrete Perimeter |
Exterior Features
| Exterior Features | Private Yard |
|---|---|
| Roof | Asphalt |
| Structures | Residential Detached |
Building Details
| Price | $5,299,000 |
|---|---|
| Total Bedrooms | 6 |
| Total Bathrooms | 3 |
| Full Bathrooms | 2 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 3098 |
| Year Built | 1972 |
| Age Of Building | 54 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Architecture Style | Basement Entry |
| Stories | 2 |
| Ownership Type | Freehold NonStrata |
| Community Features | Shopping Nearby |
| Utility Type | Electricity Connected, Natural Gas Connected |
| Utility Sewer | Other |
| Water (WaterSource) | Public |
| Parking Type | Additional Parking, Open, Other, Front Access |
| Total Parking Spaces | 10 |
| Rental Suites | Other |
Lot & Land
| Lot Size | 2.51 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 207 |
| MLS® # | R3142887 |
| Area | Langley |
| Neighbourhood | Willoughby Heights |
| City | Langley |
| Postal Code | V2Y 2E9 |
| Gross Taxes | $22,495 |
| Zoning | SR-2 |
Property Timeline
Rooms
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Living Room | 14'6 x 14'6 ft |
| Main Level | Dining Room | 13' x 13' ft |
| Main Level | Kitchen | 13' x 13' ft |
| Main Level | Primary Bedroom | 11'8 x 11'8 ft |
| Main Level | Bedroom | 10'5 x 10'5 ft |
| Main Level | Bedroom | 10'8 x 10'8 ft |
| Basement Level | Family Room | 23' x 23' ft |
| Basement Level | Recreation Room | 14' x 14' ft |
| Basement Level | Bedroom | 9'8 x 9'8 ft |
| Basement Level | Bedroom | 8' x 8' ft |
| Basement Level | Bedroom | 11'4 x 11'4 ft |
| Basement Level | Other | 13' x 13' ft |
Bathrooms
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #3 |
| Main Level | Yes | #2 |
| Basement | No | #3 |
Listed by: Century 21 Coastal Realty Ltd.
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
- Richard Bulpitt Elementary School
- Average 0.76 km
- Middle
- Yorkson Creek Middle School
- Average 1.83 km
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
- Elementary, Secondary
- King's School
- Above Average 0.89 km
- Elementary, Secondary
- King's School
- Above Average 0.89 km
Closest Transit
- Bus Stop
- Northbound 208 St @ Willoughby Town Centre Dr
- 1.06 km
- Skytrain
- Skytrain @ Langley City Centre Station ( Under Construction till 2029)
- 4.63 km
Crime Rate
- Total Crime Rate
- Average
- Violent Crime Rate
- Below Average
- Property Crime Rate
- Above Average
Demographics
- Post-Secondary Education
- Average 27.3%
- No Certificate/Degree
- Below Average 10%
- Owner Occupied
- Above Average 81.5%
- Employment Rate
- Average 66%
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
42 / 100
Overall sell-speed score
May take longer
D
Price competition grade
Avg comparable: $-4,117,323
Balanced
Market conditions
Balanced market — steady conditions
Flood Risk
Unlikely — not in floodplain
Railway / Skytrain noise
Unlikely — 4.63 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
103 DOM
Willoughby Heights avg
—
Langley avg
—
21330 78 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 177.7% 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 could take longer than the area average to sell.
Climate Risk for V2Y 2E9
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 2E9, 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 4.6 µg/m³ — meets WHO 2021 guideline. Nearest station: Surrey East, Surrey (~4.8 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
14 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Richard Bulpitt Elementary School |
Public |
Grades ServedK-5
|
Catchment InfoIn Catchment
|
Distance762 m
|
|
King's School |
Independent |
Grades ServedK-12
|
Catchment Info—
|
Distance893 m
|
|
Lynn Fripps Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance1.10 KM
|
|
Willoughby Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance1.22 KM
|
|
Alex Hope Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.57 KM
|
|
Yorkson Creek Middle School |
Public |
Grades Served6-8
|
Catchment InfoIn Catchment
|
Distance1.83 KM
|
|
COMPASS Christian Langley (Glover Rd.) |
Independent |
Grades Served—
|
Catchment Info—
|
Distance1.96 KM
|
|
Peter Ewart Middle School |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.25 KM
|
|
R E Mountain Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.29 KM
|
|
Walnut Grove Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.56 KM
|
|
Josette Dandurand Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.60 KM
|
|
James Kennedy Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.60 KM
|
|
Fraser Valley School |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.67 KM
|
|
R C Garnett Demonstration Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.68 KM
|
Walkability & Transit Near 21330 78 Avenue
Car-Dependent
15
Walk Score - Car-Dependent
Almost all errands require a car
Some Transit
21
Transit Score - Minimal Transit
It is possible to get on a bus
Somewhat
Bikeable 17
Bikeable 17
Bike Score - Somewhat Bikeable
Minimal bike infrastructure
BC Assessment Value — 21330 78 Avenue
2026 assessed value, sourced from City of Langley open data (PID 008-518-718).
$4,913,000
-1.1% YoY
-0.7%/yr over 2 yr
2024
Value Trend
2026
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $4,743,000 | $170,000 | $4,913,000 |
-1.1%
|
| 2025 | $4,766,000 | $200,000 | $4,966,000 |
-0.3%
|
| 2024 | $4,766,000 | $217,000 | $4,983,000 | — |
Mortgage Calculator for 21330 78 Avenue
/month
Principal & Interest
Property Taxes
$1,875
Maintenance fee
0
Based on a 30-year fixed at 4% interest with 20% down ($1,059,800), the estimated monthly payment for this listing is $22,114/month — $20,239 principal & interest, $1,875 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
At an estimated rental income of $12,547/month, this property runs a $9,898/month shortfall after mortgage and carrying costs. Break-even requires approximately 60% down.
All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.
Estateblock Rent Estimate for 21330 78 Avenue, Langley
Buy Vs Rent Calculator
—
/ month
Principal: —
Interest, tax, insurance, fees: —
Rent vs own
—
Principal paid off by year 5
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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 — Willoughby Heights, Langley
This Home
$5,299,000
Langley
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Willoughby Heights
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Comparable data is unavailable at the neighbourhood level. City-wide in Langley, similar Single Family Residences average $1,907,983 across 7 active listings — this listing is 177.7% above the Langley average. This property is flagged as a Hot Deal (18.5% price reduction) based on its competitive pricing and market demand.
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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600-777 Hornby Street, Vancouver, BC V6Z 1S4. Call 778-918-5990.
600-777 Hornby Street, Vancouver, BC V6Z 1S4. Call 778-918-5990.
