$11,500,000
Developer Alert! Prime Development Opportunity - Latimer Neighbourhood Plan. A 2.72 acre site in the heart of Willoughby identified for future residential use. Currently zoned SR2, the property is designated for Single Family (8 UPA) and Rowhouse/Townhouse forms (up to 22 UPA), subject to Township approvals. Net developable area is subject to road dedication and servicing requirements. Not in the ALR. Strategically located in a rapidly growing area, this site presents excellent potential for builders and developers to pursue rezoning and subdivision. Buyer to verify all measurements, density, and development potential with the Township. A rare chance to secure a high-upside development site in a sought-after growth corridor.
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | None |
| Appliances Included | Washer/Dryer, Stove, Microwave |
| Interior Features | Pantry |
| Fireplace | 2 |
| Heating Type | Forced Air |
| # of Kitchens | 2 |
| Flooring | Concrete, Vinyl |
| Foundation | Concrete Perimeter |
| Exterior Features | Balcony |
|---|---|
| Roof | Asphalt |
| Structures | Residential Detached |
| Price | $10,000,000 |
|---|---|
| Total Bedrooms | 5 |
| Total Bathrooms | 3 |
| Full Bathrooms | 2 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 2484 |
| Year Built | 1972 |
| Age Of Building | 54 |
| 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, Sanitary Sewer |
| Water (WaterSource) | Public |
| Parking Type | Detached, Concrete |
| Total Parking Spaces | 12 |
| Rental Suites | None |
| Lot Size | 2.72 |
|---|---|
| Lot Size Depth | Metres |
| Lot Size Frontage | 59.05 |
| MLS® # | R3091988 |
| Area | Langley |
| Neighbourhood | Willoughby Heights |
| City | Langley |
| Postal Code | V2Y 1R9 |
| Gross Taxes | $6,949.39 |
| Zoning | SR2 |
| Floor | Type | Dimensions |
|---|---|---|
| Above Level | Primary Bedroom | 11' x 11' ft |
| Above Level | Bedroom | 13' x 13' ft |
| Above Level | Bedroom | 11' x 11' ft |
| Above Level | Kitchen | 14' x 14' ft |
| Above Level | Dining Room | 11' x 11' ft |
| Above Level | Living Room | 15' x 15' ft |
| Main Level | Bedroom | 13' x 13' ft |
| Main Level | Foyer | 10' x 10' ft |
| Main Level | Living Room | 13' x 13' ft |
| Main Level | Bedroom | 11' x 11' ft |
| Main Level | Foyer | 9'5 x 9'5 ft |
| Main Level | Kitchen | 12' x 12' ft |
| Main Level | Laundry | 9' x 9' ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #3 |
Listed by: Royal LePage - Wolstencroft
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
7380 198b Street has a sell-speed score of 42/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 651.8% 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 could take longer than the area average to sell.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 1R9, 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 (~1.8 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.
13 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
R C Garnett Demonstration Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance770 m
|
|
R E Mountain Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance779 m
|
|
Peter Ewart Middle School |
Public |
Grades Served—
|
Catchment Info—
|
Distance993 m
|
|
Langley Meadows Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.76 KM
|
|
Josette Dandurand Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.78 KM
|
|
Katzie Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.82 KM
|
|
Fraser Valley School |
Independent |
Grades Served—
|
Catchment Info—
|
Distance1.91 KM
|
|
Willoughby Elementary School |
Public |
Grades ServedK-5
|
Catchment InfoIn Catchment
|
Distance2.08 KM
|
|
Crescent Heights Academy |
Independent |
Grades Served—
|
Catchment Info—
|
Distance2.09 KM
|
|
Richard Bulpitt Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.22 KM
|
|
Clayton Heights Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.51 KM
|
|
Yorkson Creek Middle School |
Public |
Grades Served6-8
|
Catchment InfoIn Catchment
|
Distance2.52 KM
|
|
Lynn Fripps Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.83 KM
|
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $2,089,000 | $101,000 | $2,190,000 |
+5.5%
|
| 2025 | $1,953,000 | $122,000 | $2,075,000 |
-2.3%
|
| 2024 | $1,992,000 | $132,000 | $2,124,000 | — |
Buy Vs Rent Calculator
Rent vs own
—
Comparable data is unavailable at the neighbourhood level. City-wide in Langley, similar Single Family Residences average $1,330,208 across 40 active listings — this listing is 651.8% above the Langley average. This property is flagged as a Hot Deal (13.0% price reduction) based on its competitive pricing and market demand.
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