Home Langley, BC Langley City Forme 314 19825 54 Avenue

314 19825 54 Ave, Langley BC V3A 0P6 – Condo for Sale – MLS® R3182016

314 19825 54 Avenue, Langley, British Columbia V3A 0P6

Langley Condos for Sale

5 days on the market

$578,000

Est. monthly cost $3,001/mo

Updated with MLS® - Nov 11, 2026 at 01:45pm

2 Beds

2 Baths

853 sqft

678 $ /sqft

454.81 $ Maint. fee

2023 built

NEW

Photos

Welcome to this bright, beautifully designed 853 sq ft 2-bedroom, 2-bathroom north-east corner unit in the heart of Langley City. Positioned on the 3rd floor, this home offers a functional layout that enhance the open and spacious feel, while large windows capture abundant natural light and sweeping views. The modern kitchen features quartz countertops and stainless steel appliances, complemented by laminate flooring and convenient in-suite laundry. The primary bedroom includes its own ensuite. This home comes complete with 1 parking stall and 2 storage lockers, plus ample visitor and street parking. Located close to the future SkyTrain, this is an excellent opportunity for first-time buyers looking for modern, low-maintenance living in a central location.

Building 25 fields Inside & out 13 fields Lot & land 7 fields

Building Details

Price	$578,000
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	853
Year Built	2023
Age Of Building	3
Building Type	Apartment/Condo
Unit Style	Corner unit
Property Type	Residential
Stories	1
Building Amenities	Recreation Facilities, Caretaker, Trash, Maintenance Grounds, Management, Snow Removal
Ownership Type	Freehold Strata
Maintenance Fee	$454.81
Community Features	Shopping Nearby
Amenities Nearby	Recreation Facilities, Caretaker, Trash, Maintenance Grounds, Management, Snow Removal
Utility Type	Community, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Underground, Guest, Rear Access
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Rental Restrictions	100

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Interior Features	Elevator
Fireplace	0
Heating Type	Baseboard
Laundry	In Unit
# of Kitchens	1
Flooring	Laminate, Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Other
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3182016
Area	Langley
Neighbourhood	Langley City
City	Langley
Postal Code	V3A 0P6
Gross Taxes	$2,599.74
Zoning	MFD

Property Timeline

Status	Date	Price
R3182016 / Active	11-06-2026	$578,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	17'6 x 17'6 ft
Main Level	Bedroom	11'1 x 11'1 ft
Main Level	Primary Bedroom	13'8 x 13'8 ft
Main Level	Kitchen	10'0 x 10'0 ft

Bathrooms

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

Listed by: RE/MAX Masters 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.

About the building: Forme

19825 54 Avenue, Langley City, Langley

Forme building details

Building

Built: 2023
Homes: 62 in 4 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: EPS9242
Managed by: Remi Realty
Parking: Garage: Underground
Lockers: Limited
Strata fee covers: Snow removalManagementGardeningGarbage Pickup

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Forme

For sale: 2
Median ask: $554K
Median $/sqft: $683
Days on market: 25

This home

$678/sqft, in line with the building median of $683.

Still inside its 2-5-10 new-home warranty — building-envelope coverage to 2028, structural to 2033.

Homes for sale at Forme, Langley Recent sold listings in Forme, Langley

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map, sell speed & climate

SkyTrain 1.18 km · Langley Secondary School 5.2/10 · 3.14 km · crime high · sell-speed score 43/100 (may take longer) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (16 nearby)

Petro-canada · 507 m · Car Wash
Langley hair studio · 832 m · Hairdresser
Langley barber shop · 837 m · Hairdresser

Restaurants (6 nearby)

Jim's pizzeria · 851 m · Restaurant
Panago · 931 m · Fast Food
Akedo showten ramen+gyoza · 935 m · Restaurant

Cafes (4 nearby)

Gossip corner cafe · 501 m · Cafe
Lemon bakery · 877 m · Cafe
Corner cafe · 934 m · Cafe

Healthcare (2 nearby)

Community pharmacy · 949 m · Healthcare
Fraseâ medicine centre pharmacy · 957 m · Healthcare

Groceries (1 nearby)

Holland shopping centre · 992 m · Supermarket

Transit (1 nearby)

Bus stop westbound fraser hwy @ production way · 998 m · Transit

Public Schools

Secondary
Langley Secondary School: Average 3.14 km 5.2/10
Elementary
Nicomekl Elementary School: Average 0.61 km 4.7/10

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

Private Schools

Elementary
Whytecliff Agile Learning Centre-Langley: Average 1.61 km 4.4/10
Elementary,Secondary
Crescent Heights Academy: Above Average 2.14 km 9.5/10

Closest Transit

Bus Stop
Eastbound 56 Ave @ 198 St: 0.35 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 1.18 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 13.1%
No Certificate/Degree: Above Average 18.5%
Owner Occupied: Above Average 76.2%
Employment Rate: Below Average 50.4%

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

43 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $487,055

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 1.18 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How LANGLEY CITY compares

This property

5 DOM

Listed

314 19825 54 Avenue has a sell-speed score of 43/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 18.7% above comparable active properties in Langley City. The local market is currently a Balanced Market with a sales-to-active ratio of 15.5% — conditions are balanced. With 420 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V3A 0P6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3A 0P6, 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 4.6 µg/m³ — meets WHO 2021 guideline. Nearest station: Surrey East, Surrey (~3.9 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - City 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

18 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 366 m
Nicomekl Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	4.7 / 10	Distance 607 m
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 1.02 KM
H D Stafford Middle	Public	Grades Served —	Catchment Info —	2.5 / 10	Distance 1.39 KM
Simonds Elementary School	Public	Grades Served K-5	Catchment Info —	3.2 / 10	Distance 1.51 KM
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 1.61 KM
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 1.64 KM
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 1.66 KM
Blacklock Fine Arts Elementary School	Public	Grades Served K-5	Catchment Info —	5.5 / 10	Distance 1.74 KM
Hazelgrove Elementary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 1.76 KM
Alice Brown Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 2.13 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.14 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.23 KM
Diamond School	Independent	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.41 KM
Sunrise Ridge Elementary School	Public	Grades Served K-7	Catchment Info —	5.0 / 10	Distance 2.50 KM
Bibleway Christian Academy	Independent	Grades Served K-4, 6-12	Catchment Info —	8.2 / 10	Distance 2.60 KM
Uplands Elementary School	Public	Grades Served K-6	Catchment Info —	6.4 / 10	Distance 2.65 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.97 KM

Walkability & Transit Near 314 19825 54 Avenue

Somewhat Walkable 62

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Good Transit 57

Transit Score - Good Transit

Many nearby public transportation options

Very Bikeable 71

Bike Score - Very Bikeable

Biking is convenient for most trips

Costs & calculators

Monthly cost about $3,001/month · rent estimate $2,262/month · owning catches up with renting by year 9 · cash flow if rented −$909/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 314 19825 54 Avenue

$3,001 /month

Principal & Interest $2,329

Property Taxes $217

Maintenance fee $455

The estimated monthly cost of 314 19825 54 Avenue, Langley is $3,001: $2,329 principal and interest with 20% down over 30 years at 4.45%, plus $217 property tax and $455 strata fee.

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

−$909 /month

Mortgage Payment $2,329

Monthly Cash Flow −$909

Break Even Down Payment 52%

Cap Rate -1.9%

Cash on Cash -9.4%

If 314 19825 54 Avenue, Langley were rented at $2,262 a month with 5% vacancy, it would fall $909 a month short of the mortgage and carrying costs; about 52% 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 314 19825 54 Avenue, Langley

$2,262 / month

Rent $2,262

Own $3,001

Principal: $749/mo Interest, tax, insurance, fees: $2,252/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$627/mo (year 1) → ~$1,458/mo (year 20) → ~$2,175/mo (year 29).

Net cost to own at year 5 ~$2,252/mo About $10/mo less than renting

EstateBlock estimates 314 19825 54 Avenue, Langley would rent for about $2,262 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: 314 19825 54 Avenue

Rent vs own

Owning catches up by year 9

With 20% down ($115,600) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $41,206

Principal paid off by year 10 $92,659

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 314 19825 54 Avenue, Langley is cheaper at first, but owning catches up by year 9, with $41,206 of principal paid off by year 5 and $92,659 by year 10.