Home Langley, BC Langley City Forme 404 19825 54 Avenue

404 19825 54 Ave, Langley BC - Apartment/Condo for Sale - MLS# R2916962

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Listing updated: Jan 9, 2025 at 12:32am

EstateBlock checked: Sep 28, 2026 at 05:30am

Forme On 54th

2 Beds

2 Baths

1069 sqft

673 $ /sqft

542.47 $ Maint. fee

2023 built

Closed

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This property sold for

$●●●,●●●

Listing updated: Jan 9, 2025 at 12:32am

EstateBlock checked: Sep 28, 2026 at 05:30am

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Secondary
Langley Secondary School: 3.17 km
Middle
H. D. Stafford Middle School: 1.78 km
Elementary
Nicomekl Elementary School: Below Average 0.61 km 3.3/10

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

Private Schools

Elementary
The Global School: 0.31 km
Secondary
Whytecliff Agile Learning Centre (Langley): 1.65 km

Closest Transit

Bus Stop
Eastbound 56 Ave @ 198 St: 0.39 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 1.22 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

54 / 100

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 1.22 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

142 DOM

Listed

Langley City avg

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Langley avg

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404 19825 54 Avenue has a sell-speed score of 54/100, 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 15.5% — conditions are balanced. With only 420 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 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 (BC ENV 2024). 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.

Nearby Restaurants, Cafes & Shops

Shopping (8 nearby)

Petro-canada · 552 m · Car Wash
Langley hair studio · 873 m · Hairdresser
Langley barber shop · 878 m · Hairdresser

Restaurants (5 nearby)

Jim's pizzeria · 892 m · Restaurant
Panago · 969 m · Fast Food
Akedo showten ramen+gyoza · 977 m · Restaurant

Cafes (3 nearby)

Gossip corner cafe · 542 m · Cafe
Lemon bakery · 922 m · Cafe
Corner cafe · 927 m · Cafe

Healthcare (2 nearby)

Community pharmacy · 987 m · Healthcare
Fraseâ medicine centre pharmacy · 1000 m · Healthcare

Transit (1 nearby)

Bus stop westbound 53 ave @ 203 st · 991 m · Transit

Schools NearBy

17 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 397 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 1.06 KM
H D Stafford Middle	Public	Grades Served —	Catchment Info —	2.5 / 10	Distance 1.37 KM
Simonds Elementary School	Public	Grades Served K-5	Catchment Info —	3.2 / 10	Distance 1.49 KM
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 1.65 KM
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 1.67 KM
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 1.67 KM
Blacklock Fine Arts Elementary School	Public	Grades Served K-5	Catchment Info —	5.5 / 10	Distance 1.75 KM
Hazelgrove Elementary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 1.75 KM
Alice Brown Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 2.09 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.17 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.27 KM
Diamond School	Independent	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.39 KM
Sunrise Ridge Elementary School	Public	Grades Served K-7	Catchment Info —	5.0 / 10	Distance 2.49 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 2.64 KM

Mortgage Calculator for 404 19825 54 Avenue

Home Price

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Interest Rate

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Principal & Interest

Property Taxes $221

Maintenance fee 542.47

Financing 80% of the $719,000 asking price over 30 years at 4% results in approximately $3,509/month in total estimated carrying costs, $221 property tax, $542 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: Jan 9, 2025

Investment Cashflow Calculator

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This listing generates an estimated $2,603/month in rental income, leaving a -$965/month cashflow at current carrying costs. Investors targeting break-even would need roughly 49% down.

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

Estateblock Rent Estimate for 404 19825 54 Avenue, Langley

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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.