Home Langley, BC Aldergrove Langley 26635 32 Avenue

Photos

Move-in ready and extensively updated! This 4-bed, 3-bath, 1,503 sq ft home sits on a sought-after corner lot in Aldergrove, refreshed throughout in 2024–2025: new flooring, interior paint, re-coated exterior stucco, updated ceilings and blinds. The kitchen features new countertops, range and dishwasher (2024) and fridge (2025); all three toilets, the hot water tank and the washer/dryer were also replaced in 2024, along with a new metal fence, and the lawn was re-soiled in 2025. Location is hard to beat: just minutes to the Aldergrove US border crossing for easy cross-border trips, close to schools, parks and shopping, with quick access to Hwy 13 and Hwy 1 — where the widening is nearing completion for a much smoother commute. The expensive work is done; just move in and enjoy!

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

Building Details

Price	$1,049,000
Total Bedrooms	4
Total Bathrooms	3
Full Bathrooms	3
Half Bathrooms	0
Floor Area Total (sqft)	1503
Year Built	1972
Age Of Building	54
Building Type	Single Family Residence
Property Type	Residential
Stories	1
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Community, Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Open, Front Access, Asphalt
Total Parking Spaces	3
Rental Suites	None

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Crawl Space, Partial
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Flooring	Laminate, Mixed, Tile
Foundation	Slab

Exterior Features

Roof	Asphalt
Structures	Residential Detached

Lot & Land

Lot Size	5252
Lot Size Depth	Feet
Lot Size Frontage	87
MLS^® #	R3180618
Area	Langley
Neighbourhood	Aldergrove Langley
City	Langley
Postal Code	V4W 3G1
Gross Taxes	$2,988.98
Zoning	R-1B

Property Timeline

Status	Date	Price
R3180618 / Active	11-04-2026	$1,049,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	19'2 x 19'2 ft
Main Level	Dining Room	9'4 x 9'4 ft
Main Level	Kitchen	9'10 x 9'10 ft
Main Level	Primary Bedroom	17'2 x 17'2 ft
Main Level	Bedroom	8'11 x 8'11 ft
Main Level	Bedroom	11'10 x 11'10 ft
Main Level	Bedroom	11'2 x 11'2 ft
Main Level	Laundry	6'4 x 6'4 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Main Level	No	#3
Main Level	No	#3

Listed by: Nu Stream Realty Inc.

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 13.60 km · crime average · sell-speed score 54/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (12 nearby)

Streats aldergrove · 451 m · Fast Food
Chiko chicken · 454 m · Fast Food
Pizza hut · 462 m · Restaurant

Shopping (7 nearby)

Two 64 nail bar · 415 m · Beauty Shop
Do my hair studio · 417 m · Hairdresser
Village mall · 541 m · Post Office

Groceries (4 nearby)

Aldergrove liquor store · 326 m · Beverages
Esso · 502 m · Convenience
Save-on-foods · 664 m · Supermarket

Cafes (2 nearby)

Tim hortons · 497 m · Cafe
Starbucks · 586 m · Cafe

Healthcare (2 nearby)

Save on foods · 686 m · Healthcare
I.d.a. · 977 m · Healthcare

Gyms (1 nearby)

Fitness · 637 m · Gym

Transit (1 nearby)

Bus stop westbound 29 ave @ 270a st · 940 m · Transit

Private Schools

Elementary, Secondary
Fraser Valley Adventist Academy: Average 3.36 km 5.7/10
Elementary, Secondary
Fraser Valley Adventist Academy: Average 3.36 km 5.7/10

Closest Transit

Bus Stop
Eastbound Fraser Hwy @ 264 St: 0.39 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 13.60 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

54 / 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 — 13.60 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

8 DOM

Listed

26635 32 Avenue has a sell-speed score of 54/100, 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 V4W 3G1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4W 3G1, 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 (~7.1 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 795 m
Parkside Centennial Elementary	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 941 m
Betty Gilbert Middle	Public	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.03 KM
Shortreed Community School	Public	Grades Served K-5	Catchment Info —	7.4 / 10	Distance 1.65 KM

Walkability & Transit Near 26635 32 Avenue

Very Walkable 72

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 36

Transit Score - Some Transit

A few nearby public transportation options

Very Bikeable 78

Bike Score - Very Bikeable

Biking is convenient for most trips

BC Assessment Value — 26635 32 Avenue

2026 assessed value, sourced from City of Langley open data (PID 026-384-477).

Total Assessed Value (2026)

$826,400

-4.7% YoY

-2.5%/yr over 2 yr

2024 Value Trend 2026

Land

$733,000

Buildings

$93,400

Year Built

N/A

Class

000

Zoning

R-1B

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$733,000	$93,400	$826,400	-4.7%
2025	$777,000	$90,400	$867,400	-0.3%
2024	$781,000	$89,200	$870,200	—

Costs & calculators

Monthly cost about $4,476/month · rent estimate $3,241/month · owning catches up with renting by year 5 · cash flow if rented −$1,531/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 26635 32 Avenue

$4,476 /month

Principal & Interest $4,227

Property Taxes $249

Maintenance fee $0

The estimated monthly cost of 26635 32 Avenue, Langley is $4,476: $4,227 principal and interest with 20% down over 30 years at 4.45%, plus $249 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

−$1,531 /month

Mortgage Payment $4,227

Monthly Cash Flow −$1,531

Break Even Down Payment 49%

Cap Rate -1.8%

Cash on Cash -8.8%

If 26635 32 Avenue, Langley were rented at $3,241 a month with 5% vacancy, it would fall $1,531 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 26635 32 Avenue, Langley

$3,241 / month

Rent $3,241

Own $4,476

Principal: $1,360/mo Interest, tax, insurance, fees: $3,116/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,138/mo (year 1) → ~$2,647/mo (year 20) → ~$3,948/mo (year 29).

Net cost to own at year 5 ~$3,116/mo About $125/mo less than renting

EstateBlock estimates 26635 32 Avenue, Langley would rent for about $3,241 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: 26635 32 Avenue

Rent vs own

Owning catches up by year 5

With 20% down ($209,800) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $74,784

Principal paid off by year 10 $168,165

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 26635 32 Avenue, Langley is cheaper at first, but owning catches up by year 5, with $74,784 of principal paid off by year 5 and $168,165 by year 10.