Home Langley, BC Aldergrove Langley Willow Creek 219 27358 32 Avenue

219 27358 32 Ave, Langley BC V4W 3M5 – Condo for Sale – MLS® R3137481

219 27358 32 Avenue, Langley, British Columbia V4W 3M5

Langley Condos for Sale

149 days on the market

$489,000

Est. monthly cost $2,759/mo

Updated with MLS® - Nov 13, 2026 at 05:45am

Willow Creek Estates

3 Beds

2 Baths

1160 sqft

422 $ /sqft

648.7 $ Maint. fee

1993 built

8.1% price reduction

Photos

A rare 3 bedroom/Den Condo right in the heart of Aldergrove. This Corner unit comes loaded with character and is not your average "Cookie Cutter" condo. This home features two large sized balconies; one looking out to beautiful treed area and walkway. You will love this cozy layout featuring a gas fireplace, tons of windows and fun angles making this layout extra special. This building allows cats and dogs with no size restrictions. One underground parking, plus residents can park above. Just a 5 minute drive to the Aldergrove Community Centre featuring an outdoor pool and water park, plus an ice arena and gym. Walking distance to in town amenities, restaurants and close to all level of schools. Don't miss your chance, come view it while it lasts!

Building 26 fields Inside & out 10 fields Lot & land 9 fields

Building Details

Price	$489,000
Total Bedrooms	3
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1160
Year Built	1993
Age Of Building	33
Building Type	Apartment/Condo
Unit Style	Corner unit
Property Type	Residential
Stories	1
Building Amenities	Trash, Maintenance Grounds, Management
Building Name	Willow Creek Estates
Ownership Type	Freehold Strata
Maintenance Fee	$648.7
Amenities Nearby	Trash, Maintenance Grounds, Management
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Underground
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Rental Restrictions	100
Rental Suites	None

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Storage
Fireplace	1
Heating Type	Electric, Natural Gas
# of Kitchens	1
Foundation	Concrete Perimeter

Exterior Features

Roof	Other
Structures	Multi Family, Residential Attached

Lot & Land

Lot Size Depth	Feet
Lot Size Frontage	0
MLS^® #	R3137481
Area	Langley
Neighbourhood	Aldergrove Langley
City	Langley
Postal Code	V4W 3M5
Gross Taxes	$1,664.51
Zoning	RM-3A

Property Timeline

Status	Date	Price
R3137481 / Active	06-17-2026	$489,000

Rooms

Floor	Type	Dimensions
Main Level	Dining Room	12'4 x 12'4 ft
Main Level	Living Room	14'8 x 14'8 ft
Main Level	Bedroom	9'6 x 9'6 ft
Main Level	Bedroom	11'7 x 11'7 ft
Main Level	Bedroom	11'2 x 11'2 ft
Main Level	Kitchen	9'2 x 9'2 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4
Main Level	Yes	#3

Listed by: Vybe 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.

About the building: Willow Creek

27358 32 Avenue, Aldergrove Langley, Langley

Willow Creek building details

Building

Built: 1993
Homes: 162 in 4 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: LMS811
Managed by: Dwell Property Management
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: Recreation FacilityManagementHot WaterGasGardeningGarbage PickupCaretaker

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Willow Creek

For sale: 3
Median ask: $498K
Median $/sqft: $422
Days on market: 123
Sold, past year: 20

This home

$422/sqft, in line with the building median of $422.

Homes for sale at Willow Creek, Langley Recent sold listings in Willow Creek, Langley

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map, sell speed & climate

SkyTrain 14.51 km · crime average · sell-speed score 65/100 (likely within weeks) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Transit (12 nearby)

Bus stop 32 ave 27410 block (eb) · 195 m · Transit
Bus stop 32 ave at 272b st (eb) · 232 m · Transit
Bus stop 272 st at fraser (nb) · 268 m · Transit

Restaurants (9 nearby)

Aldergrove indian bistro · 237 m · Restaurant
Cor's 2 for 1 pizza · 252 m · Restaurant
Benkey sushi · 403 m · Restaurant

Shopping (8 nearby)

Chic nails · 398 m · Beauty Shop
Top coat nails · 410 m · Beauty Shop
Kuts & kurls · 413 m · Hairdresser

Healthcare (2 nearby)

I.d.a. · 483 m · Healthcare
Freshco pharmacy · 535 m · Healthcare

Groceries (1 nearby)

Freshco · 535 m · Supermarket

Cafes (1 nearby)

Aldergrove cafe · 492 m · Cafe

Private Schools

Elementary, Secondary
Fraser Valley Adventist Academy: Average 4.19 km 5.7/10
Elementary, Secondary
Fraser Valley Adventist Academy: Average 4.19 km 5.7/10

Closest Transit

Bus Stop
32 Ave 27410 block (EB): 0.2 km
Skytrain
West Coast Express @ Mission City Station: 14.51 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 6.4%
No Certificate/Degree: Above Average 22.3%
Owner Occupied: Above Average 78%
Employment Rate: Above Average 70.3%

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

65 / 100

Overall sell-speed score

Likely within weeks

B+

Price competition grade

Avg comparable: $538,000

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 14.51 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ALDERGROVE LANGLEY compares

This property

149 DOM

Listed

219 27358 32 Avenue has a sell-speed score of 65/100, placing it in the "Expected to sell within weeks" band. The listing is priced 9.1% below comparable active properties in Aldergrove Langley, which is a strong competitive signal. The local market is currently a Balanced Market with a sales-to-active ratio of 15.5% — conditions are balanced. With 420 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.

Climate Risk for V4W 3M5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4W 3M5, 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 4.1 µg/m³ — meets WHO 2021 guideline. Nearest station: Langley Central, Langley (~8.3 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.

Schools NearBy

5 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Shortreed Community School	Public	Grades Served K-5	Catchment Info —	7.4 / 10	Distance 703 m
Parkside Centennial Elementary	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 966 m
Aldergrove Community Secondary	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 1.17 KM
Betty Gilbert Middle	Public	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.27 KM
Aberdeen Elementary	Public	Grades Served —	Catchment Info —	1.3 / 10	Distance 2.92 KM

Walkability & Transit Near 219 27358 32 Avenue

Very Walkable 79

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 39

Transit Score - Some Transit

A few nearby public transportation options

Bikeable 56

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 219 27358 32 Avenue

2026 assessed value, sourced from City of Langley open data (PID 018-582-541).

Total Assessed Value (2026)

$497,000

+0.0% YoY

-0.7%/yr over 2 yr

2024 Value Trend 2026

Land

$373,000

Buildings

$124,000

Year Built

N/A

Class

001

Zoning

RM-3A

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$373,000	$124,000	$497,000	+0.0%
2025	$373,000	$124,000	$497,000	-1.4%
2024	$378,000	$126,000	$504,000	—

Costs & calculators

Monthly cost about $2,759/month · rent estimate $2,014/month · owning catches up with renting by year 16 · cash flow if rented −$903/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 219 27358 32 Avenue

$2,759 /month

Principal & Interest $1,971

Property Taxes $139

Maintenance fee $649

The estimated monthly cost of 219 27358 32 Avenue, Langley is $2,759: $1,971 principal and interest with 20% down over 30 years at 4.45%, plus $139 property tax and $649 strata fee.

or Call 778-918-5990

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

Investment Cashflow Calculator

−$903 /month

Mortgage Payment $1,971

Monthly Cash Flow −$903

Break Even Down Payment 57%

Cap Rate -2.2%

Cash on Cash -11.1%

If 219 27358 32 Avenue, Langley were rented at $2,014 a month with 5% vacancy, it would fall $903 a month short of the mortgage and carrying costs; about 57% down would break even.

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

Estateblock Rent Estimate for 219 27358 32 Avenue, Langley

$2,014 / month

Rent $2,014

Own $2,759

Principal: $634/mo Interest, tax, insurance, fees: $2,125/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$531/mo (year 1) → ~$1,234/mo (year 20) → ~$1,840/mo (year 29).

Net cost to own at year 5 ~$2,125/mo About $111/mo more than renting

EstateBlock estimates 219 27358 32 Avenue, Langley would rent for about $2,014 a month.

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.

Rent vs own: 219 27358 32 Avenue

Rent vs own

Owning catches up by year 16

With 20% down ($97,800) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $34,861

Principal paid off by year 10 $78,392

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Renting 219 27358 32 Avenue, Langley is cheaper at first, but owning catches up by year 16, with $34,861 of principal paid off by year 5 and $78,392 by year 10.