Home Langley, BC Willoughby Heights 6863 204 Street

6863 204 St, Langley BC – House for Sale – MLS® R3128995

6863 204 Street, Langley, British Columbia V2Y 1P8

Langley Houses for Sale

149 days on the market

$8,200,000

Est. Mortgage $36,277/mo

Listing updated: Jul 16, 2026 at 09:05am

EstateBlock checked: Oct 21, 2026 at 03:45am

4 Beds

3 Baths

2925 sqft

2803 $ /sqft

1971 built

Photos

Exterior photo of 6863 204 St, Langley, BC – MLS® R3128995

Exterior Rear Photo of 6863 204 Street, Langley, BC

Living Room Photo of 6863 204 Street, Langley, BC

Family Room Photo of 6863 204 Street, Langley, BC

Dining Area Photo of 6863 204 Street, Langley, BC

Kitchen Photo of 6863 204 Street, Langley, BC

Kitchen Island Photo of 6863 204 Street, Langley, BC

Pantry Photo of 6863 204 Street, Langley, BC

Breakfast Nook Photo of 6863 204 Street, Langley, BC

Primary Bedroom Photo of 6863 204 Street, Langley, BC

Primary Bathroom Photo of 6863 204 Street, Langley, BC

Walk-In Closet Photo of 6863 204 Street, Langley, BC

Willoughby hillside, Central Gordon Plan designated up to 40 units per acre. Private setting, walk to shopping & elementary school, good view of Langley City. Family built, owner & well kept since 1971. Rancher with walk out daylight basement. 4 bedroom, 3 bathrooms, hot water heat, gas kitchen stove, concrete tile roof. Fully fenced, 2 entrance gates, parking for gravel trucks (Separate gate) 201 foot frontage.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	2
Heating Type	Forced Air
# of Kitchens	1
Flooring	Laminate, Mixed, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Concrete
Structures	Residential Detached

Building Details

Price	$8,200,000
Total Bedrooms	4
Total Bathrooms	3
Full Bathrooms	3
Half Bathrooms	0
Floor Area Total (sqft)	2925
Year Built	1971
Age Of Building	55
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected
Utility Sewer	Septic Tank
Water (WaterSource)	Public
Parking Type	Garage Double
Total Parking Spaces	10

Lot & Land

Lot Size	42253.2
Lot Size Depth	Feet
Lot Size Frontage	201
MLS^® #	R3128995
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 1P8
Zoning	SR2

Property Timeline

Status	Date	Price
R3128995 / Active	05-25-2026	$8,200,000
to view full Property History (2 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	12' x 12' ft
Main Level	Eating Area	10' x 10' ft
Main Level	Living Room	19' x 19' ft
Main Level	Primary Bedroom	13' x 13' ft
Main Level	Bedroom	11' x 11' ft
Main Level	Bedroom	10' x 10' ft
Basement Level	Recreation Room	26' x 26' ft
Basement Level	Bedroom	15' x 15' ft
Basement Level	Laundry	16' x 16' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4
Main Level	No	#3
Basement	No	#3

Listed by: JB Elite Group 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.

Map & Neighbourhood

Public Schools

Elementary
Willoughby Elementary School: Above Average 2.37 km 7.1/10
Middle
Yorkson Creek Middle School: Average 3.13 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
Fraser Valley School: Average 0.48 km 5.9/10
Elementary,Secondary
Crescent Heights Academy: Above Average 1.95 km 9.5/10

Closest Transit

Bus Stop
Eastbound 68 Ave @ 203 St: 0.17 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 2.18 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 24.2%
No Certificate/Degree: Below Average 12%
Owner Occupied: Above Average 78.9%
Employment Rate: Above Average 76.3%

Noise/ Power Lines

Road/Hwy Noise: Possible
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

36 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $-9,897,400

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.18 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WILLOUGHBY HEIGHTS compares

This property

149 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

6863 204 Street has a sell-speed score of 36/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 220.7% above comparable active properties in Willoughby Heights. The local market is currently a Balanced Market with a sales-to-active ratio of 16.2% — conditions are balanced. With only 425 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 V2Y 1P8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 1P8, 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 (~2.8 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

Shopping (19 nearby)

Logan creek · 826 m · Post Office
London drugs · 840 m · Pharmacy
Sassy cuts · 842 m · Hairdresser

Restaurants (12 nearby)

Mcdonald's · 742 m · Fast Food
Popeyes · 842 m · Fast Food
Big way hot pot · 848 m · Restaurant

Cafes (5 nearby)

Colibri · 784 m · Cafe
Chaiiwala of london · 867 m · Cafe
Creekside coffee factory · 871 m · Cafe

Healthcare (4 nearby)

London drugs · 840 m · Healthcare
Costco pharmacy · 863 m · Healthcare
Urban drug mart · 898 m · Healthcare

Groceries (3 nearby)

Well seasoned · 898 m · Supermarket
Save-on-foods · 904 m · Supermarket
Circle k · 976 m · Convenience

Transit (1 nearby)

Bus stop northbound willowbrook connector @ mufford cres · 976 m · Transit

Schools NearBy

16 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 479 m
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 665 m
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 1.25 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.63 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.88 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 1.95 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.13 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 2.37 KM
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 2.40 KM
COMPASS Christian Langley (Glover Rd.)	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.57 KM
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 2.59 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.66 KM
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 2.71 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.84 KM
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 2.85 KM
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 2.95 KM

Walkability & Transit Near 6863 204 Street

Car-Dependent 51

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 38

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 62

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 6863 204 Street

2026 assessed value, sourced from City of Langley open data (PID 002-341-395).

Total Assessed Value (2026)

$4,375,000

-4.2% YoY

+2.6%/yr over 2 yr

2024 Value Trend 2026

Land

$4,365,000

Buildings

$10,000

Year Built

N/A

Class

000

Zoning

SR-2

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$4,365,000	$10,000	$4,375,000	-4.2%
2025	$4,559,000	$10,000	$4,569,000	+9.9%
2024	$4,146,000	$10,000	$4,156,000	—

Mortgage Calculator for 6863 204 Street

/month

Principal & Interest

Property Taxes $0

Maintenance fee 0

A 20% down payment of $1,640,000 on this $8,200,000 listing yields an estimated mortgage of $31,318/month (30-year fixed, 4%). Total estimated housing cost: $31,318/month.

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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $16,047/month in estimated rental income against $31,773/month in mortgage payments, the monthly cashflow is -$15,726/month. A 61% 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 6863 204 Street, 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.