Home Langley, BC Aldergrove Langley Willow Creek 25 27456 32 Avenue

25 27456 32 Ave, Langley BC - Townhouse for Sale - MLS# R2800276

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Listing updated: Jul 1, 2025 at 11:07am

EstateBlock checked: Sep 28, 2026 at 04:30am

Cedar Park Estates

3 Beds

2 Baths

1127 sqft

550 $ /sqft

279.9 $ Maint. fee

1982 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Jul 1, 2025 at 11:07am

EstateBlock checked: Sep 28, 2026 at 04:30am

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Secondary
Aldergrove Community Secondary School: 1.31 km
Middle
Betty Gilbert Middle School: 1.44 km
Elementary
Parkside Centennial Elementary School: Average 0.77 km 5.4/10

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

Private Schools

Elementary, Secondary
Fraser Valley Adventist Academy: 4.23 km
Elementary, Secondary
Fraser Valley Adventist Academy: 4.23 km

Closest Transit

Bus Stop
32 Ave 27410 block (EB): 0.05 km
Skytrain
West Coast Express @ Mission City Station: 14.35 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

56 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $500,030

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 14.35 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

40 DOM

Listed

Aldergrove Langley avg

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Langley avg

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25 27456 32 Avenue has a sell-speed score of 56/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 19.4% above comparable active properties in Aldergrove Langley. The local market is currently a Seller's Market with a sales-to-active ratio of 23.3% — buyers are active. With only 266 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 V4W 3P1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4W 3P1, 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 (BC ENV 2024). Nearest station: Langley Central, Langley (~8.4 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.

Nearby Restaurants, Cafes & Shops

Transit (12 nearby)

Bus stop 32 ave 27410 block (eb) · 46 m · Transit
Bus stop 32 ave at 275a st (eb) · 298 m · Transit
Bus stop 32 ave at 272b st (eb) · 360 m · Transit

Restaurants (9 nearby)

Benkey sushi · 363 m · Restaurant
Dragon house restaurant · 402 m · Restaurant
Aldergrove indian bistro · 407 m · Restaurant

Shopping (8 nearby)

Chic nails · 357 m · Beauty Shop
Empire fade barber shop · 388 m · Hairdresser
Freshco pharmacy · 471 m · Chemist

Healthcare (2 nearby)

Freshco pharmacy · 471 m · Healthcare
I.d.a. · 653 m · Healthcare

Groceries (1 nearby)

Freshco · 464 m · Supermarket

Cafes (1 nearby)

Aldergrove cafe · 367 m · Cafe

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 790 m
Parkside Centennial Elementary	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 1.04 KM
Aldergrove Community Secondary	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 1.34 KM
Betty Gilbert Middle	Public	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.44 KM
Aberdeen Elementary	Public	Grades Served —	Catchment Info —	1.3 / 10	Distance 2.78 KM

Mortgage Calculator for 25 27456 32 Avenue

Home Price

Down Payment

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Loan Type

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Principal & Interest

Property Taxes $248

Maintenance fee 279.9

With a 20% down payment, buyers can expect an estimated $2,896/month in total housing costs on this $620,000 property — $2,368 mortgage payment, $248 property tax, $280 maintenance fee.

or Call 778-918-5990

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

Listing data last synced: Jul 1, 2025

Investment Cashflow Calculator

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Break Even Down Payment 0%

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Cash on Cash

Based on $2,244/month estimated rent and $2,946/month in total housing costs, this property has a -$702/month cashflow. Break-even down payment: approximately 44%.

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

Estateblock Rent Estimate for 25 27456 32 Avenue, Langley

Buy Vs Rent Calculator

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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.