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Step into the warmth of this beautifully 2014 partially rebuilt family home, where modern elegance meets everyday comfort. Imagine mornings filled with natural light pouring through 9-foot ceilings into the spacious, open-concept kitchen. Upstairs, 4 generous bedrooms offer a peaceful sanctuary, including a large walk-in closet and private ensuite. Downstairs, a legal suite provides an excellent mortgage helper or space for extended family. Step outside to your low-maintenance artificial turf yard, perfect for summer entertaining on the covered deck with no grass to mow. Nestled in a thriving, family-friendly neighborhood, you are just moments from everyday amenities, the future SkyTrain station, and a short, convenient walk to the proposed new elementary school. Some photos AI staged.
| Basement Finished Area (sqft) | 1085 |
|---|---|
| Basement Features | Full, Finished, Exterior Entry |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Fireplace | 1 |
| Heating Type | Forced Air |
| Cooling | Air Conditioning |
| # of Kitchens | 2 |
| Flooring | Laminate, Mixed, Tile, Carpet |
| Foundation | Block |
| Exterior Features | Private Yard |
|---|---|
| Roof | Asphalt |
| Structures | Residential Detached |
| Price | $1,299,000 |
|---|---|
| Total Bedrooms | 5 |
| Total Bathrooms | 4 |
| Full Bathrooms | 3 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 3420 |
| 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 |
| Water (WaterSource) | Public |
| Parking Type | Garage Double, Front Access |
| Total Parking Spaces | 4 |
| Lot Size | 3176 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 43.96 |
| MLS® # | R3134140 |
| Area | Langley |
| Neighbourhood | Willoughby Heights |
| City | Langley |
| Postal Code | V2Y 3C3 |
| Gross Taxes | $5,249.05 |
| Zoning | R-CL |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Living Room | 15'8 x 15'8 ft |
| Main Level | Dining Room | 9' x 9' ft |
| Main Level | Kitchen | 10'5 x 10'5 ft |
| Main Level | Laundry | 13'7 x 13'7 ft |
| Main Level | Pantry | 3' x 3' ft |
| Main Level | Office | 10'9 x 10'9 ft |
| Main Level | Foyer | 6'1 x 6'1 ft |
| Main Level | Games Room | 19'0 x 19'0 ft |
| Basement Level | Bedroom | 9'0 x 9'0 ft |
| Basement Level | Family Room | 14'10 x 14'10 ft |
| Basement Level | Kitchen | 9'7 x 9'7 ft |
| Basement Level | Utility | 5'3 x 5'3 ft |
| Basement Level | Laundry | 13'3 x 13'3 ft |
| Basement Level | Den | 8'8 x 8'8 ft |
| Above Level | Bedroom | 12'6 x 12'6 ft |
| Above Level | Primary Bedroom | 13'4 x 13'4 ft |
| Above Level | Walk-In Closet | 8'8 x 8'8 ft |
| Above Level | Flex Room | 6'1 x 6'1 ft |
| Above Level | Bedroom | 8'11 x 8'11 ft |
| Above Level | Bedroom | 9'9 x 9'9 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #2 |
| Above Level | Yes | #3 |
| Above Level | No | #3 |
| Basement | No | #3 |
Listed by: RE/MAX City 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.
Public Schools
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
Closest Transit
Crime Rate
Demographics
Noise/ Power Lines
Other
7260 196 Street has a sell-speed score of 62/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 13.8% below comparable active properties in Willoughby Heights, which is a strong competitive signal. 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.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3C3, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
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.
Annual avg PM2.5 4.6 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Surrey East, Surrey (~1.2 km). Annual avg AQHI 1.8 — Low Risk.
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.
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.
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.
16 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Katzie Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.14 KM
|
|
R C Garnett Demonstration Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance1.16 KM
|
|
R E Mountain Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.45 KM
|
|
Langley Meadows Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.54 KM
|
|
Peter Ewart Middle School |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.64 KM
|
|
Crescent Heights Academy |
Independent |
Grades Served—
|
Catchment Info—
|
Distance1.64 KM
|
|
Clayton Heights Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.84 KM
|
|
Fraser Valley School |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.20 KM
|
|
Josette Dandurand Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.29 KM
|
|
Hillcrest Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.44 KM
|
|
Clayton Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.51 KM
|
|
Latimer Road Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.66 KM
|
|
Willoughby Elementary School |
Public |
Grades ServedK-5
|
Catchment InfoIn Catchment
|
Distance2.76 KM
|
|
Richard Bulpitt Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.90 KM
|
|
Adams Road Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.94 KM
|
|
Hazelgrove Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.94 KM
|
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $845,000 | $609,000 | $1,454,000 |
-3.1%
|
| 2025 | $822,000 | $678,000 | $1,500,000 |
-2.1%
|
| 2024 | $864,000 | $668,000 | $1,532,000 | — |
Buy Vs Rent Calculator
Rent vs own
—
Based on 3 comparable active Single Family Residences in Willoughby Heights, the average asking price is $1,506,267. This listing is priced 13.8% below the neighbourhood average.
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