Home Langley, BC Willoughby Heights 2202 Willoughby Way

2202 Willoughby Way, Langley BC V2Y 1J1 – House for Sale – MLS® R3149831

2202 Willoughby Way, Langley, British Columbia V2Y 1J1

Langley Houses for Sale

109 days on the market

$1,050,000

Est. monthly cost $4,580/mo

Updated with MLS® - Nov 10, 2026 at 09:30am

Langley Meadows

3 Beds

3 Baths

2419 sqft

434 $ /sqft

1983 built

8.7% price reduction

Photo

Original show home for Langley Meadows on a prime corner lot! This 3-level home offers custom touches throughout, a durable metal roof, and an unfinished basement ready for your idea. Bring your vision and restore this beautiful home to its original charm. Ideal for first-time byers, investors, or handy homeowner looking for value in a fantastic Langley location. Close to parks, schools, shopping, transit, and future skytrain access, with easy connections throughout the Fraser Valley and Metro Vancouver. Call today to book a private showing.

Building 19 fields Inside & out 10 fields Lot & land 9 fields

Building Details

Price	$1,050,000
Total Bedrooms	3
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	2419
Year Built	1983
Age Of Building	43
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Building Name	Langley Meadows
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Double, Front Access, Concrete
Total Parking Spaces	4
Rental Suites	None

Interior Features

Basement Finished Area (sqft)	840
Basement Features	Full, Unfinished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Range Top
Interior Features	Pantry
Fireplace	2
Heating Type	Electric, Forced Air
# of Kitchens	1
Flooring	Hardwood, Tile

Exterior Features

Roof	Metal
Structures	Residential Detached

Lot & Land

Lot Size	4543
Lot Size Depth	Feet
Lot Size Frontage	102
MLS^® #	R3149831
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 1J1
Gross Taxes	$4,188.32

Property Timeline

Status	Date	Price
R3149831 / Active	07-24-2026	$1,050,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	18' x 18' ft
Main Level	Kitchen	12' x 12' ft
Main Level	Family Room	15' x 15' ft
Main Level	Dining Room	12' x 12' ft
Main Level	Foyer	5' x 5' ft
Main Level	Flex Room	6' x 6' ft
Above Level	Bedroom	12' x 12' ft
Above Level	Bedroom	10' x 10' ft
Above Level	Bedroom	10' x 10' ft
Basement Level	Other	20' x 20' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	No	#3
Above Level	Yes	#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, sell speed & climate

SkyTrain 0.82 km · crime average · sell-speed score 60/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (70 nearby)

Townhall public house · 295 m · Restaurant
Star lake chinese restaurant · 379 m · Restaurant
Denny's · 464 m · Restaurant

Shopping (62 nearby)

Jpl hair studio · 285 m · Hairdresser
Flowers & company · 364 m · Florist
Bond st hair design · 368 m · Hairdresser

Groceries (17 nearby)

Camp beer · 301 m · Beverages
Willowbrook produce · 387 m · Greengrocer
Heritage meats · 435 m · Butcher

Cafes (9 nearby)

Sweet revenge · 331 m · Cafe
Pearl fever tea house · 553 m · Cafe
Chachi's · 661 m · Cafe

Healthcare (4 nearby)

Shoppers drug mart · 496 m · Healthcare
Willowbrook pharmacy · 668 m · Healthcare
Surlang pharmacy · 729 m · Healthcare

Transit (2 nearby)

Skytrain @ willowbrook station ( under construction till 2029) station · 822 m · Transit
Bus stop eastbound 66 ave @ 20200 block · 988 m · Transit

Parks & Recreation (1 nearby)

Go bananas · 441 m · Playground

Public Schools

Middle
Yorkson Creek Middle School: Average 4.25 km 6.4/10

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

Private Schools

Elementary,Secondary
Crescent Heights Academy: Above Average 0.41 km 9.5/10
Elementary,Secondary
Crescent Heights Academy: Above Average 0.41 km 9.5/10

Closest Transit

Bus Stop
Westbound 64 Ave @ 197 St: 0.23 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 0.82 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 14.8%
No Certificate/Degree: Above Average 16.6%
Owner Occupied: Average 72.5%
Employment Rate: Average 63%

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

60 / 100

Overall sell-speed score

Moderate pace expected

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.82 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

109 DOM

Listed

2202 Willoughby Way has a sell-speed score of 60/100, placing it in the "Expected to sell at a moderate pace" band. The local market is currently a Balanced Market with a sales-to-active ratio of 16.2% — conditions are balanced. With 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 V2Y 1J1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 1J1, 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. Nearest station: Surrey East, Surrey (~1.9 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

20 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 328 m
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 408 m
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 1.45 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.53 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.66 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 1.75 KM
Hazelgrove Elementary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 1.79 KM
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 1.86 KM
Clayton Heights Secondary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.12 KM
Hillcrest Elementary School	Public	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 2.16 KM
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 2.22 KM
Sunrise Ridge Elementary School	Public	Grades Served K-7	Catchment Info —	5.0 / 10	Distance 2.30 KM
Bibleway Christian Academy	Independent	Grades Served K-4, 6-12	Catchment Info —	8.2 / 10	Distance 2.36 KM
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 2.40 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.50 KM
Don Christian Elementary School	Public	Grades Served K-7	Catchment Info —	5.3 / 10	Distance 2.61 KM
Nicomekl Elementary School	Public	Grades Served K-5	Catchment Info —	4.7 / 10	Distance 2.67 KM
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 2.70 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.75 KM
Diamond School	Independent	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.92 KM

Walkability & Transit Near 2202 Willoughby Way

Very Walkable 80

Walk Score - Very Walkable

Most errands can be accomplished on foot

Good Transit 55

Transit Score - Good Transit

Many nearby public transportation options

Bikeable 69

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 2202 Willoughby Way

2026 assessed value, sourced from City of Langley open data (PID 002-382-644).

Total Assessed Value (2026)

$1,158,000

-4.1% YoY

-2.7%/yr over 2 yr

2024 Value Trend 2026

Land

$1,021,000

Buildings

$137,000

Year Built

N/A

Class

000

Zoning

R-1A

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,021,000	$137,000	$1,158,000	-4.1%
2025	$1,068,000	$139,000	$1,207,000	-1.2%
2024	$1,083,000	$139,000	$1,222,000	—

Costs & calculators

Monthly cost about $4,580/month · rent estimate $3,244/month · owning catches up with renting by year 8 · cash flow if rented −$1,632/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 2202 Willoughby Way

$4,580 /month

Principal & Interest $4,231

Property Taxes $349

Maintenance fee $0

The estimated monthly cost of 2202 Willoughby Way, Langley is $4,580: $4,231 principal and interest with 20% down over 30 years at 4.45%, plus $349 property tax.

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

−$1,632 /month

Mortgage Payment $4,231

Monthly Cash Flow −$1,632

Break Even Down Payment 51%

Cap Rate -1.9%

Cash on Cash -9.3%

If 2202 Willoughby Way, Langley were rented at $3,244 a month with 5% vacancy, it would fall $1,632 a month short of the mortgage and carrying costs; about 51% 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 2202 Willoughby Way, Langley

$3,244 / month

Rent $3,244

Own $4,580

Principal: $1,361/mo Interest, tax, insurance, fees: $3,219/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,139/mo (year 1) → ~$2,649/mo (year 20) → ~$3,952/mo (year 29).

Net cost to own at year 5 ~$3,219/mo About $25/mo less than renting

EstateBlock estimates 2202 Willoughby Way, Langley would rent for about $3,244 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: 2202 Willoughby Way

Rent vs own

Owning catches up by year 8

With 20% down ($210,000) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $74,855

Principal paid off by year 10 $168,326

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 2202 Willoughby Way, Langley is cheaper at first, but owning catches up by year 8, with $74,855 of principal paid off by year 5 and $168,326 by year 10.