Exceptional opportunity to own 33.22 acres in a peaceful rural Langley setting with over 1,300 feet of frontage on 16 Avenue. The property offers access from both 16 and 14 Avenues, multiple entry points and high steel fencing surrounding most of the property. Three large workshops provide more than 38,000 sq. ft. of combined space, plus approximately 1,375 sq. ft. of storage and a separate shed. Ideal for farming, agricultural operations, equipment storage or anyone requiring substantial covered workspace. The 3,565 sq. ft. home features a finished walkout basement, attached double garage, wraparound deck and patio. The home has so much to offer, offering plenty of potential to update it to suit your vision.

Interior Features

Basement Finished Area (sqft)	1695
Basement Features	Full, Finished, Exterior Entry
Appliances Included	Washer, Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Storage
Fireplace	1
Heating Type	Forced Air
# of Kitchens	2
Flooring	Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$4,900,000
Total Bedrooms	7
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	3510
Year Built	1967
Age Of Building	59
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Basement Entry
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Septic Tank
Water (WaterSource)	Well Drilled
Parking Type	Additional Parking, Garage Double, RV Access/Parking, Front Access
Total Parking Spaces	2
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	33.22
Lot Size Depth	Feet
Lot Size Frontage	1336
MLS^® #	R3167095
Area	Langley
Neighbourhood	Campbell Valley
City	Langley
Postal Code	V2Z 1K9
Gross Taxes	$1,850.5
Zoning	RU3

Property Timeline

Status	Date	Price
R3167095 / Active	09-18-2026	$4,900,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	19'3 x 19'3 ft
Main Level	Dining Room	12'6 x 12'6 ft
Main Level	Primary Bedroom	14'5 x 14'5 ft
Main Level	Bedroom	14' x 14' ft
Main Level	Bedroom	11'9 x 11'9 ft
Main Level	Kitchen	25' x 25' ft
Below	Living Room	21' x 21' ft
Below	Bedroom	14'9 x 14'9 ft
Below	Bedroom	12' x 12' ft
Below	Bedroom	11'11 x 11'11 ft
Below	Bedroom	11'11 x 11'11 ft
Below	Kitchen	20'4 x 20'4 ft
Below	Storage	18'10 x 18'10 ft
Below	Laundry	11'10 x 11'10 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4
Basement	No	#4

Listed by: Sutton Group-West Coast 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
Wix-Brown Elementary School: Average 1.99 km 4.4/10

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

Private Schools

Elementary
Murrayville Academy: Average 7.35 km 6.4/10
Elementary,Secondary
OneSchool Global Vancouver: 7.48 km

Closest Transit

Bus Stop
Eastbound Fraser Hwy @ 244 St: 5 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 10.62 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 10.5%
No Certificate/Degree: Above Average 20%
Owner Occupied: Below Average 55.3%
Employment Rate: Below Average 49.2%

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

54 / 100

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 10.62 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How CAMPBELL VALLEY compares

This property

19 DOM

Listed

Campbell Valley avg

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Langley avg

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23504 16 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 1K9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Z 1K9, 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 (~7.3 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.

Estateblock Rent Estimate for 23504 16 Avenue, Langley

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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.