Home Langley, BC Willoughby Heights 7422 196 Street

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NO STRATA!! West Facing Brand new luxurious 3 level 1/2 Duplex home in Willoughby area of Langley! This custom home features open living concept, Lane access, Spacious 3 bed upstairs with separate Laundry room for easy access. Full Bathroom on main floor, Den can be 6th bedroom on main floor. 10' ceiling on main with Extra large windows. Only Duplex's with Tankless hot water on demand, never run out and most energy efficient plus gas heating. The open concept kitchen is the family chefs dream. PLUS downstairs features separate entry, a large rec room with 2Bed and 2bath. Walking distance to great schools, Langley events center, shopping, and much more! Side by Side Units available. 2-5-10 Home Warranty. Move in ready.

Building 21 fields Inside & out 10 fields Lot & land 10 fields

Building Details

Price	$1,199,800
Total Bedrooms	5
Total Bathrooms	5
Full Bathrooms	5
Half Bathrooms	0
Floor Area Total (sqft)	2425
Year Built	2025
Age Of Building	1
Building Type	Half Duplex
Unit Style	End unit
Property Type	Residential
Stories	3
Building Name	Bliss At Latimer
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 Single, Open, Front Access, Lane Access, Concrete, Garage Door Opener
Total Parking Spaces	2
Rental Suites	Other

Interior Features

Basement Finished Area (sqft)	819
Basement Features	Full, Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	1
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Flooring	Laminate, Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt
Structures	Duplex, Residential Attached

Lot & Land

Lot Size	2291
Lot Size Depth	Feet
Lot Size Frontage	24.93
MLS^® #	R3165012
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3R7
Gross Taxes	$4,604.25
Zoning	R-CL

Property Timeline

Status	Date	Price
R3165012 / Active	09-11-2026	$1,199,800
to view full Property History (3 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Den	9'6 x 9'6 ft
Main Level	Family Room	16'2 x 16'2 ft
Main Level	Kitchen	12'6 x 12'6 ft
Main Level	Dining Room	12' x 12' ft
Main Level	Mud Room	4' x 4' ft
Main Level	Foyer	3'6 x 3'6 ft
Above Level	Primary Bedroom	15' x 15' ft
Above Level	Walk-In Closet	7' x 7' ft
Above Level	Bedroom	13' x 13' ft
Above Level	Bedroom	9'7 x 9'7 ft
Above Level	Laundry	3' x 3' ft
Basement Level	Recreation Room	10' x 10' ft
Basement Level	Bedroom	12' x 12' ft
Basement Level	Bedroom	12' x 12' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Above Level	Yes	#3
Above Level	No	#3
Basement	No	#3
Basement	No	#3

Listed by: Century 21 AAA Realty Inc. & LPT Realty ULC

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, sell speed & climate

SkyTrain 0.13 km · Langley Secondary School 5.2/10 · 3.65 km · crime high · sell-speed score 67/100 (likely within weeks) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (66 nearby)

Dhaba dosa indian grill · 161 m · Restaurant
Wings · 181 m · Restaurant
Royal chaska indian resto & bar · 184 m · Restaurant

Shopping (60 nearby)

Sensevision · 207 m · Optician
Sport chek · 219 m · Sports Shop
H&m · 275 m · Clothes

Groceries (18 nearby)

Crosstown food market · 175 m · Convenience
H mart · 292 m · Supermarket
Garcha bros meat shop & poultry · 300 m · Butcher

Cafes (11 nearby)

Tim hortons · 241 m · Cafe
Tim hortons · 297 m · Cafe
Sharetea · 321 m · Cafe

Healthcare (3 nearby)

Willowbrook pharmacy · 276 m · Healthcare
Surlang pharmacy · 380 m · Healthcare
Shoppers drug mart · 850 m · Healthcare

Transit (2 nearby)

Skytrain @ willowbrook station ( under construction till 2029) station · 126 m · Transit
Bus stop eastbound 56 ave @ production way · 992 m · Transit

Parks & Recreation (1 nearby)

Go bananas · 499 m · Playground

Public Schools

Secondary
Langley Secondary School: Average 3.65 km 5.2/10
Elementary
Nicomekl Elementary School: Average 1.9 km 4.7/10

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 0.77 km 9.5/10
Elementary,Secondary
Crescent Heights Academy: Above Average 0.77 km 9.5/10

Closest Transit

Bus Stop
Southbound 196 St @ Fraser Hwy: 0.07 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 0.13 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 13.1%
No Certificate/Degree: Above Average 18.5%
Owner Occupied: Above Average 76.2%
Employment Rate: Below Average 50.4%

Noise/ Power Lines

Road/Hwy Noise: Possible
Railway/Sky train Noise: Possible
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

67 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $1,173,260

Seller's

Market conditions

Seller's market — high demand area

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Possible — near transit

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

56 DOM

Listed

7422 196 Street has a sell-speed score of 67/100, placing it in the "Expected to sell within weeks" band. The listing is priced 2.3% above comparable active properties in Willoughby Heights. The local market is currently a Seller's Market with a sales-to-active ratio of 23.3% — buyers are active. With 266 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.

Climate Risk for V2Y 3R7

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3R7, 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 (~2.6 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - City 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.

Schools NearBy

22 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 774 m
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 786 m
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 1.00 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 1.08 KM
Hazelgrove Elementary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 1.11 KM
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 1.70 KM
Sunrise Ridge Elementary School	Public	Grades Served K-7	Catchment Info —	5.0 / 10	Distance 1.81 KM
Nicomekl Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	4.7 / 10	Distance 1.90 KM
Bibleway Christian Academy	Independent	Grades Served K-4, 6-12	Catchment Info —	8.2 / 10	Distance 1.90 KM
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 2.09 KM
Hillcrest Elementary School	Public	Grades Served K-7	Catchment Info —	6.3 / 10	Distance 2.16 KM
Diamond School	Independent	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.22 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.25 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.31 KM
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 2.31 KM
Don Christian Elementary School	Public	Grades Served K-7	Catchment Info —	5.3 / 10	Distance 2.38 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.42 KM
Clayton Heights Secondary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.48 KM
Martha Currie Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.63 KM
H D Stafford Middle	Public	Grades Served —	Catchment Info —	2.5 / 10	Distance 2.73 KM
Blacklock Fine Arts Elementary School	Public	Grades Served K-5	Catchment Info —	5.5 / 10	Distance 2.80 KM
Simonds Elementary School	Public	Grades Served K-5	Catchment Info —	3.2 / 10	Distance 2.86 KM

Walkability & Transit Near 7422 196 Street

Very Walkable 83

Walk Score - Very Walkable

Most errands can be accomplished on foot

Good Transit 59

Transit Score - Good Transit

Many nearby public transportation options

Very Bikeable 72

Bike Score - Very Bikeable

Biking is convenient for most trips

BC Assessment Value — 7422 196 Street

2026 assessed value, sourced from City of Langley open data (PID 031-185-207).

Total Assessed Value (2026)

$1,273,000

-3.5% YoY

+18.6%/yr over 2 yr

2024 Value Trend 2026

Land

$798,000

Buildings

$475,000

Year Built

N/A

Class

033

Zoning

R-CL (SD)

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$798,000	$475,000	$1,273,000	-3.5%
2025	$867,000	$452,000	$1,319,000	+45.8%
2024	$861,000	$43,800	$904,800	—

Costs & calculators

Monthly cost about $5,219/month · rent estimate $4,907/month · owning nets $990/month less than renting · cash flow if rented −$710/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 7422 196 Street

$5,219 /month

Principal & Interest $4,835

Property Taxes $384

Maintenance fee $0

The estimated monthly cost of 7422 196 Street, Langley is $5,219: $4,835 principal and interest with 20% down over 30 years at 4.45%, plus $384 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.

Investment Cashflow Calculator

−$710 /month

Mortgage Payment $4,835

Monthly Cash Flow −$710

Break Even Down Payment 32%

Cap Rate -0.7%

Cash on Cash -3.6%

If 7422 196 Street, Langley were rented at $4,907 a month with 5% vacancy, it would fall $710 a month short of the mortgage and carrying costs; about 32% down would break even.

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

Estateblock Rent Estimate for 7422 196 Street, Langley

$4,907 / month

Rent $4,907

Own $5,219

Principal: $1,555/mo Interest, tax, insurance, fees: $3,664/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,302/mo (year 1) → ~$3,027/mo (year 20) → ~$4,515/mo (year 29).

Net cost to own at year 5 ~$3,664/mo About $1,243/mo less than renting

EstateBlock estimates 7422 196 Street, Langley would rent for about $4,907 a month.

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.

Rent vs own: 7422 196 Street

Rent vs own

Owning nets $990/mo less than renting

With 20% down ($239,960) at 4.45%: $3,917/mo net cost to own in year 1 vs $4,907/mo rent

Principal paid off by year 5 $85,535

Principal paid off by year 10 $192,340

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Owning 7422 196 Street, Langley nets about $990 a month less than renting it in year 1, with $85,535 of principal paid off by year 5 and $192,340 by year 10.