Home Langley, BC Willoughby Heights 6932 196a Street

6932 196a St, Langley BC - Single Family Residence for Sale - MLS# R2975786

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Listing updated: May 28, 2025 at 01:19am

EstateBlock checked: Sep 15, 2026 at 12:40am

6 Beds

4 Baths

3549 sqft

504 $ /sqft

2005 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: May 28, 2025 at 01:19am

EstateBlock checked: Sep 15, 2026 at 12:40am

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

Elementary
Willoughby Elementary School: Average 3.1 km 6.6/10
Middle
Yorkson Creek Middle School: 3.6 km
Secondary
R E Mountain Secondary School: 2.06 km

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

Private Schools

Elementary
Fraser Valley Elementary School: Average 1.47 km 6.3/10
Elementary, Secondary
Bibleway Christian Academy: 2.74 km

Closest Transit

Bus Stop
Eastbound 72 Ave @ 196 St: 0.53 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 1.52 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 23.1%
No Certificate/Degree: Above Average 15.7%
Owner Occupied: Above Average 82.3%
Employment Rate: Above Average 72.5%

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

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 — 1.52 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

76 DOM

Listed

Willoughby Heights avg

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Langley avg

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6932 196a Street 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 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 may take several weeks to attract serious offers.

Climate Risk for V2Y 3A6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3A6, 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 (~1.3 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

Cafes (2 nearby)

Starbucks · 880 m · Cafe
Tim hortons · 993 m · Cafe

Groceries (1 nearby)

Circle k · 933 m · Convenience

Shopping (1 nearby)

Maria jaggard salon · 661 m · Beauty Shop

Restaurants (1 nearby)

Subway · 912 m · Fast Food

Transit (1 nearby)

Bus stop eastbound 72 ave @ 192 st · 998 m · Transit

Schools NearBy

18 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 958 m
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 1.04 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.14 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.14 KM
Clayton Heights Secondary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 1.79 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.84 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 1.91 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.07 KM
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 2.10 KM
Hillcrest Elementary School	Public	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 2.17 KM
Hazelgrove Elementary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.40 KM
Sunrise Ridge Elementary School	Public	Grades Served K-7	Catchment Info —	5.0 / 10	Distance 2.71 KM
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 2.72 KM
Bibleway Christian Academy	Independent	Grades Served K-4, 6-12	Catchment Info —	8.2 / 10	Distance 2.74 KM
Clayton Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 2.76 KM
Don Christian Elementary School	Public	Grades Served K-7	Catchment Info —	5.3 / 10	Distance 2.77 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.84 KM
Adams Road Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.84 KM

Mortgage Calculator for 6932 196a Street

Home Price

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Principal & Interest

Property Taxes $581

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $7,413/month in total housing costs on this $1,788,800 property — $6,832 mortgage payment, $581 property tax.

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: May 28, 2025

Investment Cashflow Calculator

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Cash on Cash

Based on $5,691/month estimated rent and $7,599/month in total housing costs, this property has a -$1,909/month cashflow. Break-even down payment: approximately 43%.

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

Estateblock Rent Estimate for 6932 196a 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.