Home Langley, BC Aldergrove Langley Willow Creek 469 27358 32 Avenue

469 27358 32 Ave, Langley BC - Apartment/Condo for Sale - MLS# R3171090

6 days on the market

$509,000

Est. Mortgage $2,252/mo

Listing updated: Oct 1, 2026 at 12:16pm

EstateBlock checked: Oct 6, 2026 at 12:45am

The Grand At Willow Creek

3 Beds

2 Baths

1077 sqft

473 $ /sqft

540 $ Maint. fee

2021 built

NEW

6 days on the market

$509,000

Est. $2,252/mo with 20% down

Listing updated: Oct 1, 2026 at 12:16pm

EstateBlock checked: Oct 6, 2026 at 12:45am

Photos

Exterior Front Photo of 469 27358 32 Avenue, Langley, BC

Exterior Rear Photo of 469 27358 32 Avenue, Langley, BC

Living Room Photo of 469 27358 32 Avenue, Langley, BC

Family Room Photo of 469 27358 32 Avenue, Langley, BC

Dining Area Photo of 469 27358 32 Avenue, Langley, BC

Kitchen Photo of 469 27358 32 Avenue, Langley, BC

Kitchen Island Photo of 469 27358 32 Avenue, Langley, BC

Pantry Photo of 469 27358 32 Avenue, Langley, BC

Breakfast Nook Photo of 469 27358 32 Avenue, Langley, BC

Primary Bedroom Photo of 469 27358 32 Avenue, Langley, BC

Primary Bathroom Photo of 469 27358 32 Avenue, Langley, BC

Walk-In Closet Photo of 469 27358 32 Avenue, Langley, BC

Bedroom 2 Photo of 469 27358 32 Avenue, Langley, BC

Bedroom 3 Photo of 469 27358 32 Avenue, Langley, BC

Bedroom 4 Photo of 469 27358 32 Avenue, Langley, BC

Guest Bathroom Photo of 469 27358 32 Avenue, Langley, BC

Powder Room Photo of 469 27358 32 Avenue, Langley, BC

Office / Den Photo of 469 27358 32 Avenue, Langley, BC

Loft / Bonus Room Photo of 469 27358 32 Avenue, Langley, BC

Basement Recreation Room Photo of 469 27358 32 Avenue, Langley, BC

Laundry Room Photo of 469 27358 32 Avenue, Langley, BC

Mudroom Photo of 469 27358 32 Avenue, Langley, BC

Entry Foyer Photo of 469 27358 32 Avenue, Langley, BC

Hallway Photo of 469 27358 32 Avenue, Langley, BC

Staircase Photo of 469 27358 32 Avenue, Langley, BC

Garage Interior Photo of 469 27358 32 Avenue, Langley, BC

Looking for a bright, spacious 3-bedroom condo with nature right outside your door? ** This top-floor corner home in Aldergrove checks the boxes. This 3-bed, 2-bath home features an open-concept layout, large windows, east exposure, and a generous covered balcony. The kitchen offers granite counters, breakfast bar, pantry, and seamless flow into the dining and living areas. Enjoy the added privacy and natural light of a top-floor corner unit, plus in-suite laundry, storage locker, and ** 1 parking stall. Best of all, the complex backs onto protected Bertrand Creek, with nature and walking trails just steps away. You're also close to shops, restaurants, schools, services, transit, Fraser Highway and Highway 1. Great space. Great location. Great lifestyle. Book your private appointment today

Interior Features

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

Exterior Features

Exterior Features	Balcony
Roof	Other
Structures	Multi Family, Residential Attached

Building Details

Price	$509,000
Total Bedrooms	3
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1077
Year Built	2021
Age Of Building	5
Building Type	Apartment/Condo
Property Type	Residential
Architecture Style	Top Floor Unit
Stories	1
Building Amenities	Caretaker, Maintenance Grounds, Hot Water, Recreation Facilities, Snow Removal
Building Name	The Grand At Willow Creek
Ownership Type	Freehold Strata
Maintenance Fee	$540
Community Features	Shopping Nearby
Amenities Nearby	Caretaker, Maintenance Grounds, Hot Water, Recreation Facilities, Snow Removal
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Under Building, Side Access
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Yes With Restrictions
Units In Development	209

Lot & Land

MLS^® #	R3171090
Area	Langley
Neighbourhood	Aldergrove Langley
City	Langley
Postal Code	V4W 3M5
Gross Taxes	$1,938.63
Zoning	RM-3A

Property Timeline

Status	Date	Price
R3171090 / Active	09-30-2026	$509,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Primary Bedroom	15' x 15' ft
Main Level	Bedroom	9' x 9' ft
Main Level	Bedroom	8'9 x 8'9 ft
Main Level	Patio	9'6 x 9'6 ft
Main Level	Dining Room	11'5 x 11'5 ft
Main Level	Living Room	11'5 x 11'5 ft
Main Level	Kitchen	13' x 13' ft

Bathrooms

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

Listed by: Royal Pacific Realty Corp.

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 & Neighbourhood

Private Schools

Elementary, Secondary
Fraser Valley Adventist Academy: Average 4.27 km 5.7/10
Elementary, Secondary
Fraser Valley Adventist Academy: Average 4.27 km 5.7/10

Closest Transit

Bus Stop
32 Ave 27410 block (EB): 0.23 km
Skytrain
West Coast Express @ Mission City Station: 14.53 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

55 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $518,671

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 14.53 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

6 DOM

Listed

Aldergrove Langley avg

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Langley avg

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469 27358 32 Avenue has a sell-speed score of 55/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 1.9% below comparable active properties in Aldergrove Langley, which is a strong competitive signal. 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 V4W 3M5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4W 3M5, 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 (BC ENV 2024). Nearest station: Langley Central, Langley (~8.4 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

Transit (12 nearby)

Bus stop 32 ave 27410 block (eb) · 232 m · Transit
Bus stop 32 ave at 272b st (eb) · 305 m · Transit
Bus stop 272 st at fraser (nb) · 305 m · Transit

Restaurants (9 nearby)

Cor's 2 for 1 pizza · 228 m · Restaurant
Aldergrove indian bistro · 231 m · Restaurant
Benkey sushi · 329 m · Restaurant

Shopping (8 nearby)

Chic nails · 326 m · Beauty Shop
Empire fade barber shop · 353 m · Hairdresser
Kuts & kurls · 436 m · Hairdresser

Healthcare (2 nearby)

Freshco pharmacy · 465 m · Healthcare
I.d.a. · 505 m · Healthcare

Groceries (1 nearby)

Freshco · 468 m · Supermarket

Cafes (1 nearby)

Aldergrove cafe · 450 m · Cafe

Schools NearBy

5 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Shortreed Community School	Public	Grades Served K-5	Catchment Info —	7.4 / 10	Distance 625 m
Parkside Centennial Elementary	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 1.05 KM
Aldergrove Community Secondary	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 1.16 KM
Betty Gilbert Middle	Public	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.25 KM
Aberdeen Elementary	Public	Grades Served —	Catchment Info —	1.3 / 10	Distance 2.88 KM

Walkability & Transit Near 469 27358 32 Avenue

Car-Dependent 80

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 39

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 61

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 469 27358 32 Avenue

2026 assessed value, sourced from City of Langley open data (PID 031-275-842).

Total Assessed Value (2026)

$536,000

-17.7% YoY

-13.1%/yr over 2 yr

2024 Value Trend 2026

Land

$353,000

Buildings

$183,000

Year Built

N/A

Class

030

Zoning

RM-3A

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$353,000	$183,000	$536,000	-17.7%
2025	$429,000	$222,000	$651,000	-8.2%
2024	$467,000	$242,000	$709,000	—

Mortgage Calculator for 469 27358 32 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $162

Maintenance fee 540

A 20% down payment of $101,800 on this $509,000 listing yields an estimated mortgage of $1,944/month (30-year fixed, 4%). Total estimated housing cost: $2,646/month, $162 property tax, $540 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: Oct 1, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

Down Payment

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/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $1,892/month in estimated rental income against $2,696/month in mortgage payments, the monthly cashflow is -$804/month. A 54% down payment would reach break-even.

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

Estateblock Rent Estimate for 469 27358 32 Avenue, Langley

Buy Vs Rent Calculator

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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.