Home Langley, BC Aldergrove Langley 26544 32 Avenue

26544 32 Ave, Langley BC V4W 3E8 – House for Sale – MLS® R3183399

26544 32 Avenue, Langley, British Columbia V4W 3E8

Langley Houses for Sale

Today on the market

$1,124,900

Est. monthly cost $4,785/mo

Updated with MLS® - Nov 12, 2026 at 11:10am

3 Beds

2 Baths

1780 sqft

632 $ /sqft

1976 built

NEW OPEN HOUSE

Photos

Fully renovated top to bottom, this home pairs excellent design taste with quality you can see. Updates include new plumbing, electrical and gas lines, new siding, a newer roof and furnace, air conditioning and a tankless hot water system. The open layout centres on a high-end kitchen with high-grade appliances, complemented by extensive custom tile work and high-quality millwork throughout. Custom masonry and timber framing give the front of the home real curb appeal. Out back, the south-facing yard features a deck with an aluminum awning, plus an oversized garage with a timber-framed outdoor dining area, perfect for entertaining. Tons of parking, and just a few blocks from shops and amenities. Book your private showing today. ***OPEN HOUSE SUN NOV 15 2-4PM***

Open houses

15 Nov, 2026 (02:00 PM to 04:00 PM)

Building 20 fields Inside & out 12 fields Lot & land 10 fields

Building Details

Price	$1,124,900
Total Bedrooms	3
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1780
Year Built	1976
Age Of Building	50
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Basement Entry, Split Entry
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Tandem, Front Access, Concrete, Garage Door Opener
Total Parking Spaces	6
Rental Suites	None

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	1
Heating Type	Forced Air, Natural Gas
Cooling	Air Conditioning
# of Kitchens	1
Flooring	Other, Tile, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony, Private Yard
Roof	Asphalt
Structures	Residential Detached

Lot & Land

Lot Size	5037
Lot Size Depth	Metres
Lot Size Frontage	58.07
MLS^® #	R3183399
Area	Langley
Neighbourhood	Aldergrove Langley
City	Langley
Postal Code	V4W 3E8
Gross Taxes	$3,020.08
Zoning	R-2

Property Timeline

Status	Date	Price
R3183399 / Active	11-12-2026	$1,124,900

Rooms

Floor	Type	Dimensions
Below	Foyer	6'3 x 6'3 ft
Below	Family Room	10'9 x 10'9 ft
Below	Laundry	8'11 x 8'11 ft
Below	Office	8'0 x 8'0 ft
Below	Bedroom	14'0 x 14'0 ft
Main Level	Living Room	20'5 x 20'5 ft
Main Level	Dining Room	8'5 x 8'5 ft
Main Level	Kitchen	11'9 x 11'9 ft
Main Level	Primary Bedroom	12'4 x 12'4 ft
Main Level	Bedroom	9'3 x 9'3 ft

Bathrooms

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

Listed by: Engel & Volkers Vancouver

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 13.47 km · crime average · sell-speed score 50/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (12 nearby)

Streats aldergrove · 287 m · Fast Food
Chiko chicken · 291 m · Fast Food
Pizza hut · 299 m · Restaurant

Shopping (6 nearby)

Two 64 nail bar · 250 m · Beauty Shop
Do my hair studio · 253 m · Hairdresser
Village mall · 378 m · Post Office

Groceries (4 nearby)

Aldergrove liquor store · 161 m · Beverages
Esso · 341 m · Convenience
Save-on-foods · 500 m · Supermarket

Cafes (2 nearby)

Tim hortons · 337 m · Cafe
Starbucks · 426 m · Cafe

Gyms (1 nearby)

Fitness · 474 m · Gym

Healthcare (1 nearby)

Save on foods · 521 m · Healthcare

Transit (1 nearby)

Bus stop eastbound fraser hwy @ 270 st · 940 m · Transit

Private Schools

Elementary, Secondary
Fraser Valley Adventist Academy: Average 3.35 km 5.7/10
Elementary, Secondary
Fraser Valley Adventist Academy: Average 3.35 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): 13.47 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

50 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,056,055

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 13.47 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

0 DOM

Listed

26544 32 Avenue has a sell-speed score of 50/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 6.5% above comparable active properties in Aldergrove Langley. 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 V4W 3E8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4W 3E8, 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 (~6.9 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

4 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Aldergrove Community Secondary	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 851 m
Betty Gilbert Middle	Public	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.07 KM
Parkside Centennial Elementary	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 1.10 KM
Shortreed Community School	Public	Grades Served K-5	Catchment Info —	7.4 / 10	Distance 1.76 KM

BC Assessment Value — 26544 32 Avenue

2026 assessed value, sourced from City of Langley open data (PID 023-056-193).

Total Assessed Value (2026)

$835,000

-4.7% YoY

-2.5%/yr over 2 yr

2024 Value Trend 2026

Land

$722,000

Buildings

$113,000

Year Built

N/A

Class

000

Zoning

R-2

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$722,000	$113,000	$835,000	-4.7%
2025	$765,000	$111,000	$876,000	-0.3%
2024	$769,000	$110,000	$879,000	—

Costs & calculators

Monthly cost about $4,785/month · rent estimate $3,475/month · owning catches up with renting by year 5 · cash flow if rented −$1,627/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 26544 32 Avenue

$4,785 /month

Principal & Interest $4,533

Property Taxes $252

Maintenance fee $0

The estimated monthly cost of 26544 32 Avenue, Langley is $4,785: $4,533 principal and interest with 20% down over 30 years at 4.45%, plus $252 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

−$1,627 /month

Mortgage Payment $4,533

Monthly Cash Flow −$1,627

Break Even Down Payment 49%

Cap Rate -1.7%

Cash on Cash -8.7%

If 26544 32 Avenue, Langley were rented at $3,475 a month with 5% vacancy, it would fall $1,627 a month short of the mortgage and carrying costs; about 49% 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 26544 32 Avenue, Langley

$3,475 / month

Rent $3,475

Own $4,785

Principal: $1,458/mo Interest, tax, insurance, fees: $3,327/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,221/mo (year 1) → ~$2,838/mo (year 20) → ~$4,233/mo (year 29).

Net cost to own at year 5 ~$3,327/mo About $148/mo less than renting

EstateBlock estimates 26544 32 Avenue, Langley would rent for about $3,475 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: 26544 32 Avenue

Rent vs own

Owning catches up by year 5

With 20% down ($224,980) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $80,195

Principal paid off by year 10 $180,333

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 26544 32 Avenue, Langley is cheaper at first, but owning catches up by year 5, with $80,195 of principal paid off by year 5 and $180,333 by year 10.