Home Langley, BC Willoughby Heights Outlook 32 8250 209b Street

32 8250 209b St, Langley BC - Townhouse for Sale - MLS# R3105886

Verified Account Required $●●●,●●●

Listing updated: Jul 16, 2026 at 01:35am

EstateBlock checked: Sep 28, 2026 at 07:40pm

Outlook

2 Beds

3 Baths

1269 sqft

579 $ /sqft

324.01 $ Maint. fee

2010 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Jul 16, 2026 at 01:35am

EstateBlock checked: Sep 28, 2026 at 07:40pm

Photo

VERIFIED ACCOUNT REQUIRED

Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Elementary
Lynn Fripps Elementary School: Average 0.11 km 6.1/10
Middle
Yorkson Creek Middle School: Average 0.71 km 6.4/10

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

Private Schools

Elementary, Secondary
King's School: Above Average 1.92 km 7.3/10
Elementary, Secondary
King's School: Above Average 1.92 km 7.3/10

Closest Transit

Bus Stop
Northbound 208 St @ 82 Ave: 0.33 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 5.08 km

Crime Rate

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

Demographics

Post-Secondary Education: Average 27.3%
No Certificate/Degree: Below Average 10%
Owner Occupied: Above Average 81.5%
Employment Rate: Average 66%

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

64 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $679,929

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.08 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WILLOUGHBY HEIGHTS compares

This property

105 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

32 8250 209b Street has a sell-speed score of 64/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 7.5% above comparable active properties in Willoughby Heights. 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 V2Y 0J7

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 0J7, 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 (BC ENV 2024). Nearest station: Surrey East, Surrey (~4.5 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 (16 nearby)

Hifive chicken · 748 m · Restaurant
Earl of sandwich · 764 m · Restaurant
Quesada · 772 m · Fast Food

Shopping (10 nearby)

The naked truth · 829 m · Beauty Shop
Albany books · 844 m · Bookshop
Infinite serenity holistic spa · 864 m · Beauty Shop

Groceries (3 nearby)

Prime farm market · 879 m · Supermarket
Town centre liquor store · 941 m · Beverages
Your independent grocer · 975 m · Supermarket

Cafes (1 nearby)

Mattu's coffee & tea · 912 m · Cafe

Gyms (1 nearby)

The tennis centre · 854 m · Gym

Healthcare (1 nearby)

Shoppers drug mart · 919 m · Healthcare

Transit (1 nearby)

Bus stop southbound 208 st @ willoughby town centre dr · 830 m · Transit

Schools NearBy

15 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	6.1 / 10	Distance 113 m
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 656 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 668 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 714 m
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 947 m
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.54 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.71 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.75 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.79 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 1.92 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.96 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.03 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.27 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.50 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.77 KM

Walkability & Transit Near 32 8250 209b Street

Car-Dependent 27

Walk Score - Car-Dependent

Most errands require a car

Some Transit 30

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 60

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 32 8250 209b Street

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $215

Maintenance fee 324.01

Financing 80% of the $734,900 asking price over 30 years at 4% results in approximately $3,346/month in total estimated carrying costs, $215 property tax, $324 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 16, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $2,660/month in rental income, leaving a -$746/month cashflow at current carrying costs. Investors targeting break-even would need roughly 42% down.

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

Estateblock Rent Estimate for 32 8250 209b Street, 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.