Home Langley, BC Willoughby Heights 6935 198a Street

6935 198a St, Langley BC - Single Family Residence for Sale - MLS# R3117072

125 days on the market

$1,499,900

Est. Mortgage $6,636/mo

Listing updated: Aug 24, 2026 at 11:09am

EstateBlock checked: Sep 6, 2026 at 05:30am

5 Beds

4 Baths

3434 sqft

437 $ /sqft

2004 built

125 days on the market

$1,499,900

Est. $6,636/mo with 20% down

Listing updated: Aug 24, 2026 at 11:09am

EstateBlock checked: Sep 6, 2026 at 05:30am

Photos

Exterior Front Photo of 6935 198a Street, Langley, BC

Exterior Rear Photo of 6935 198a Street, Langley, BC

Living Room Photo of 6935 198a Street, Langley, BC

Family Room Photo of 6935 198a Street, Langley, BC

Dining Area Photo of 6935 198a Street, Langley, BC

Kitchen Photo of 6935 198a Street, Langley, BC

Kitchen Island Photo of 6935 198a Street, Langley, BC

Pantry Photo of 6935 198a Street, Langley, BC

Breakfast Nook Photo of 6935 198a Street, Langley, BC

Primary Bedroom Photo of 6935 198a Street, Langley, BC

Location, location, location! Built by famous Morningstar Homes, this Ashton model home boasts a functional and elegant layout. The main floor features a great room with a cozy fireplace, a bright office, gourmet kitchen, and spacious dining area. Upstairs includes a primary bedroom with ensuite and a huge walk-in closet, plus two bedrooms and two bathrooms. The fully finished basement provides two additional bedrooms and a large rec room that can easily be converted into a kitchen and living area with separate entry. Enjoy a west-facing backyard, perfect for garden parties or for those with a green thumb. Located in a quiet, family-friendly neighborhood close to RE Mountain Secondary, Peter Ewart Middle, Costco, and the future SkyTrain.

Interior Features

Basement Finished Area (sqft)	1166
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Pantry, Central Vacuum Roughed In
Fireplace	1
Heating Type	Baseboard, Forced Air, Natural Gas
Laundry	In Unit
# of Kitchens	1
Flooring	Laminate
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,499,900
Total Bedrooms	5
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	3434
Year Built	2004
Age Of Building	22
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Front Access, Concrete, Garage Door Opener
Total Parking Spaces	4
Rental Suites	None

Lot & Land

Lot Size	3412
Lot Size Depth	Feet
Lot Size Frontage	42.65
MLS^® #	R3117072
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3A9
Gross Taxes	$5,037.04
Zoning	R-CL

Property Timeline

Status	Date	Price
R3117072 / Active	05-04-2026	$1,499,900
to view full Property History (2 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	13'4 x 13'4 ft
Main Level	Dining Room	12'7 x 12'7 ft
Main Level	Kitchen	12'3 x 12'3 ft
Main Level	Office	9'10 x 9'10 ft
Main Level	Laundry	11'4 x 11'4 ft
Main Level	Foyer	8'1 x 8'1 ft
Above Level	Primary Bedroom	16'1 x 16'1 ft
Above Level	Bedroom	10'5 x 10'5 ft
Above Level	Bedroom	11'8 x 11'8 ft
Above Level	Walk-In Closet	8'5 x 8'5 ft
Basement Level	Recreation Room	23'9 x 23'9 ft
Basement Level	Bedroom	13'2 x 13'2 ft
Basement Level	Bedroom	13'5 x 13'5 ft
Basement Level	Walk-In Closet	8'7 x 8'7 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Basement	No	#3

Listed by: Emily Oh 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 2.85 km 7.1/10
Middle
Yorkson Creek Middle School: Average 3.41 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
Crescent Heights Academy: Above Average 1.16 km 9.5/10
Elementary,Secondary
Crescent Heights Academy: Above Average 1.16 km 9.5/10

Closest Transit

Bus Stop
Southbound 200 St @ 70 Ave: 0.37 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 1.68 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

51 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,436,904

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 1.68 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

125 DOM

Listed

Willoughby Heights avg

—

Langley avg

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6935 198a Street has a sell-speed score of 51/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 4.2% above comparable active properties in Willoughby Heights. The local market is currently a Balanced Market with a sales-to-active ratio of 17.7% — conditions are balanced. With only 486 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 3A9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3A9, 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 (~1.7 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 (2 nearby)

Subway · 612 m · Fast Food
ï¼èèï¼grand chinese restaurant langley · 793 m · Restaurant

Cafes (2 nearby)

Starbucks · 587 m · Cafe
Tim hortons · 734 m · Cafe

Groceries (1 nearby)

Circle k · 664 m · Convenience

Shopping (1 nearby)

Maria jaggard salon · 310 m · Beauty Shop

Transit (1 nearby)

Bus stop northbound 194 st @ 66 ave · 997 m · Transit

Schools NearBy

18 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 798 m
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 813 m
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 1.16 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.52 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 1.54 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.65 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.90 KM
Clayton Heights Secondary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.17 KM
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 2.26 KM
Hillcrest Elementary School	Public	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 2.52 KM
Hazelgrove Elementary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.58 KM
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 2.68 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.75 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.83 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 2.85 KM
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 2.87 KM
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 2.91 KM
Sunrise Ridge Elementary School	Public	Grades Served K-7	Catchment Info —	5.0 / 10	Distance 2.97 KM

Walkability & Transit Near 6935 198a Street

Car-Dependent 64

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 37

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 46

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 6935 198a Street

2026 assessed value, sourced from City of Langley open data (PID 025-889-940).

Total Assessed Value (2026)

$1,461,000

-2.9% YoY

-2.5%/yr over 2 yr

2024 Value Trend 2026

Land

$868,000

Buildings

$593,000

Year Built

N/A

Class

000

Zoning

R-CL

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$868,000	$593,000	$1,461,000	-2.9%
2025	$844,000	$660,000	$1,504,000	-2.1%
2024	$887,000	$650,000	$1,537,000	—

Mortgage Calculator for 6935 198a Street

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $420

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($299,980), the estimated monthly payment for this listing is $6,149/month — $5,729 principal & interest, $420 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: Aug 24, 2026

Investment Cashflow Calculator

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Basic Insurance Cost

Rental Income

Vacancy Rate

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

At an estimated rental income of $4,402/month, this property runs a $1,938/month shortfall after mortgage and carrying costs. Break-even requires approximately 48% down.

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

Estateblock Rent Estimate for 6935 198a 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.