Home Langley, BC Aldergrove Langley 26467 32a Avenue

26467 32a Ave, Langley BC V4W 3E9 – House for Sale – MLS® R3133267

26467 32a Avenue, Langley, British Columbia V4W 3E9

Langley Houses for Sale

151 days on the market

$1,080,000

Est. Mortgage $4,778/mo

Listing updated: Oct 8, 2026 at 08:38am

EstateBlock checked: Nov 3, 2026 at 10:45am

6 Beds

3 Baths

1977 sqft

546 $ /sqft

1991 built

6.1% price reduction

Photos

Exterior photo of 26467 32a Ave, Langley, BC – MLS® R3133267

Exterior Rear Photo of 26467 32a Avenue, Langley, BC

Living Room Photo of 26467 32a Avenue, Langley, BC

Family Room Photo of 26467 32a Avenue, Langley, BC

Dining Area Photo of 26467 32a Avenue, Langley, BC

Kitchen Photo of 26467 32a Avenue, Langley, BC

Kitchen Island Photo of 26467 32a Avenue, Langley, BC

Pantry Photo of 26467 32a Avenue, Langley, BC

Breakfast Nook Photo of 26467 32a Avenue, Langley, BC

Primary Bedroom Photo of 26467 32a Avenue, Langley, BC

Primary Bathroom Photo of 26467 32a Avenue, Langley, BC

Walk-In Closet Photo of 26467 32a Avenue, Langley, BC

Bedroom 2 Photo of 26467 32a Avenue, Langley, BC

Bedroom 3 Photo of 26467 32a Avenue, Langley, BC

Bedroom 4 Photo of 26467 32a Avenue, Langley, BC

Guest Bathroom Photo of 26467 32a Avenue, Langley, BC

Powder Room Photo of 26467 32a Avenue, Langley, BC

Office / Den Photo of 26467 32a Avenue, Langley, BC

Loft / Bonus Room Photo of 26467 32a Avenue, Langley, BC

Basement Recreation Room Photo of 26467 32a Avenue, Langley, BC

Laundry Room Photo of 26467 32a Avenue, Langley, BC

Mudroom Photo of 26467 32a Avenue, Langley, BC

Entry Foyer Photo of 26467 32a Avenue, Langley, BC

Hallway Photo of 26467 32a Avenue, Langley, BC

Staircase Photo of 26467 32a Avenue, Langley, BC

Garage Interior Photo of 26467 32a Avenue, Langley, BC

Outdoor Patio Photo of 26467 32a Avenue, Langley, BC

Outdoor Deck Photo of 26467 32a Avenue, Langley, BC

Backyard Photo of 26467 32a Avenue, Langley, BC

Front Yard Photo of 26467 32a Avenue, Langley, BC

Garden / Landscaping Photo of 26467 32a Avenue, Langley, BC

Swimming Pool Photo of 26467 32a Avenue, Langley, BC

Hot Tub / Spa Photo of 26467 32a Avenue, Langley, BC

Outdoor Kitchen Photo of 26467 32a Avenue, Langley, BC

Aerial View of 26467 32a Avenue, Langley, BC

Street View Photo of 26467 32a Avenue, Langley, BC

Neighborhood Park Photo Near 26467 32a Avenue, Langley, BC

Community Amenities Photo (Clubhouse) of 26467 32a Avenue, Langley, BC

Prime location in Aldergrove, a fantastic opportunity for homeowners, investors, and future-minded buyers. Situated in a quiet, family-friendly neighborhood, this property offers excellent access to schools, parks, shopping, restaurants, and daily conveniences. Enjoy being minutes from the renowned Aldergrove Community Centre, featuring a year-round outdoor pool, waterpark, fitness centre, arena, and recreation facilities. Aldergrove continues to experience growth and redevelopment, making it an attractive long-term investment location. Convenient access to Fraser Highway, Highway 1, Abbotsford, Langley City, and the U.S. border adds tremendous value for commuters and families alike. A rare chance to invest in a growing community with strong lifestyle appeal and future potential.

Interior Features

Basement Finished Area (sqft)	876
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Storage
Heating Type	Forced Air, Natural Gas
Laundry	Common Area
# of Kitchens	2
Flooring	Laminate, Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,080,000
Total Bedrooms	6
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	1977
Year Built	1991
Age Of Building	35
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, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Double, Open, Front Access, Garage Door Opener
Total Parking Spaces	6
Rental Suites	Legal Suite

Lot & Land

Lot Size	5163
Lot Size Depth	Feet
Lot Size Frontage	49.9
MLS^® #	R3133267
Area	Langley
Neighbourhood	Aldergrove Langley
City	Langley
Postal Code	V4W 3E9
Gross Taxes	$4,542.59
Zoning	R-1B

Property Timeline

Status	Date	Price
R3133267 / Active	06-05-2026	$1,080,000

Rooms

Floor	Type	Dimensions
Above Level	Living Room	9'11 x 9'11 ft
Above Level	Kitchen	12'5 x 12'5 ft
Above Level	Primary Bedroom	13'5 x 13'5 ft
Above Level	Bedroom	13'9 x 13'9 ft
Above Level	Bedroom	10'1 x 10'1 ft
Above Level	Bedroom	9'11 x 9'11 ft
Below	Kitchen	14'9 x 14'9 ft
Basement Level	Living Room	15'9 x 15'9 ft
Basement Level	Bedroom	9'0 x 9'0 ft
Basement Level	Bedroom	9'2 x 9'2 ft
Basement Level	Patio	49'11 x 49'11 ft

Bathrooms

Floor	Ensuite	Pieces
Above Level	No	#3
Basement	No	#4
Basement	No	#2

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

Private Schools

Elementary, Secondary
Fraser Valley Adventist Academy: Average 3.17 km 5.7/10
Elementary, Secondary
Fraser Valley Adventist Academy: Average 3.17 km 5.7/10

Closest Transit

Bus Stop
Eastbound Fraser Hwy @ 264 St: 0.23 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 13.27 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

60 / 100

Overall sell-speed score

Moderate pace expected

—

Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 13.27 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

151 DOM

Listed

Aldergrove Langley avg

—

Langley avg

—

26467 32a Avenue has a sell-speed score of 60/100, 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 V4W 3E9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4W 3E9, 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 (~6.7 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

Restaurants (12 nearby)

Tomo sushi · 219 m · Restaurant
Streats aldergrove · 264 m · Fast Food
Arby's · 271 m · Fast Food

Shopping (6 nearby)

Two 64 nail bar · 245 m · Beauty Shop
Do my hair studio · 253 m · Hairdresser
Village mall · 359 m · Post Office

Groceries (4 nearby)

Aldergrove liquor store · 169 m · Beverages
Esso · 232 m · Convenience
Bc liquor store · 447 m · Beverages

Cafes (2 nearby)

Tim hortons · 226 m · Cafe
Starbucks · 303 m · Cafe

Gyms (1 nearby)

Fitness · 442 m · Gym

Healthcare (1 nearby)

Save on foods · 466 m · Healthcare

Transit (1 nearby)

Bus stop westbound 29 ave @ 268a st · 924 m · Transit

Schools NearBy

5 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Aldergrove Community Secondary	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 1.06 KM
Parkside Centennial Elementary	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 1.17 KM
Betty Gilbert Middle	Public	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.27 KM
Shortreed Community School	Public	Grades Served K-5	Catchment Info —	7.4 / 10	Distance 1.96 KM
Coghlan Fundamental Elementary School	Public	Grades Served K-7	Catchment Info —	5.1 / 10	Distance 2.96 KM

Walkability & Transit Near 26467 32a Avenue

Car-Dependent 60

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 36

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 72

Bike Score - Very Bikeable

Biking is convenient for most trips

BC Assessment Value — 26467 32a Avenue

2026 assessed value, sourced from City of Langley open data (PID 017-033-152).

Total Assessed Value (2026)

$1,126,000

-5.6% YoY

-3.3%/yr over 2 yr

2024 Value Trend 2026

Land

$809,000

Buildings

$317,000

Year Built

N/A

Class

032

Zoning

R-1B

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$809,000	$317,000	$1,126,000	-5.6%
2025	$858,000	$335,000	$1,193,000	-1.0%
2024	$863,000	$342,000	$1,205,000	—

Mortgage Calculator for 26467 32a Avenue

/month

Principal & Interest

Property Taxes $379

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $4,504/month in total housing costs on this $1,080,000 property — $4,125 mortgage payment, $379 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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $4,310/month estimated rent and $4,641/month in total housing costs, this property has a -$331/month cashflow. Break-even down payment: approximately 27%.

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

Estateblock Rent Estimate for 26467 32a Avenue, Langley

Buy Vs Rent Calculator

— / month

Rent —

Own —

Principal: — Interest, tax, insurance, fees: —

Rent vs own

—

Principal paid off by year 5 —

Principal paid off by year 10 —

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.