Home Langley, BC Willoughby Heights 7488 198b Street

7488 198b St, Langley BC - Single Family Residence for Sale - MLS# R3145068

66 days on the market

$5,000,000

Est. Mortgage $22,120/mo

Listing updated: Jul 31, 2026 at 11:21am

EstateBlock checked: Sep 17, 2026 at 03:40am

5 Beds

3 Baths

2645 sqft

1890 $ /sqft

1970 built

66 days on the market

$5,000,000

Est. $22,120/mo with 20% down

Listing updated: Jul 31, 2026 at 11:21am

EstateBlock checked: Sep 17, 2026 at 03:40am

Photos

Exterior Front Photo of 7488 198b Street, Langley, BC

Exterior Rear Photo of 7488 198b Street, Langley, BC

Living Room Photo of 7488 198b Street, Langley, BC

Exceptional development opportunity in the heart of Langley's thriving Latimer community. This prime property forms part of an approved townhouse redevelopment site, offering outstanding investment potential in one of Metro Vancouver's fastest-growing neighborhoods. Ideally located close to Highway 1, schools, parks, shopping, restaurants, and the future SkyTrain corridor. A rare chance for builders, developers, and investors to secure a strategic property in a rapidly developing area. Buyer to verify all development details with the Township of Langley.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Full, Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Forced Air
# of Kitchens	1
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$5,000,000
Total Bedrooms	5
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	2645
Year Built	1970
Age Of Building	56
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Basement Entry
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Septic Tank
Water (WaterSource)	Public
Parking Type	Additional Parking, Front Access
Total Parking Spaces	5

Lot & Land

Lot Size	42048
Lot Size Depth	Feet
Lot Size Frontage	144
MLS^® #	R3145068
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 1S1
Gross Taxes	$30,432
Zoning	SR-2

Property Timeline

Status	Date	Price
R3145068 / Active	07-13-2026	$5,000,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	16' x 16' ft
Main Level	Dining Room	12' x 12' ft
Main Level	Kitchen	13' x 13' ft
Main Level	Primary Bedroom	13' x 13' ft
Main Level	Bedroom	12' x 12' ft
Main Level	Bedroom	12' x 12' ft
Main Level	Bedroom	12' x 12' ft
Below	Recreation Room	15' x 15' ft
Below	Laundry	10' x 10' ft
Below	Bedroom	15' x 15' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Main Level	Yes	#2
Below	No	#3

Listed by: Investa Prime 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 2.04 km 7.1/10
Middle
Yorkson Creek Middle School: Average 2.41 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
Fraser Valley School: Average 2.11 km 5.9/10
Elementary,Secondary
Crescent Heights Academy: Above Average 2.25 km 9.5/10

Closest Transit

Bus Stop
Southbound 200 St @ 7500 Block: 0.31 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 2.64 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

36 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $-15,000

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.64 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

66 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

7488 198b Street has a sell-speed score of 36/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 100.3% above comparable active properties in Willoughby Heights. 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 could take longer than the area average to sell.

Climate Risk for V2Y 1S1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 1S1, 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 (~1.8 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 (4 nearby)

Sushi mura · 337 m · Restaurant
Pizza corner · 362 m · Restaurant
ï¼èèï¼grand chinese restaurant langley · 564 m · Restaurant

Gyms (3 nearby)

Bocce court at willoughby community park · 819 m · Gym
Willoughby community centre · 823 m · Gym
Langley gymnastics · 963 m · Gym

Cafes (2 nearby)

Tim hortons · 639 m · Cafe
Starbucks · 770 m · Cafe

Groceries (1 nearby)

Circle k · 685 m · Convenience

Transit (1 nearby)

Bus stop southbound 200 st @ 80 ave · 989 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 724 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 896 m
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 965 m
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.61 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.85 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 1.96 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 2.04 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.11 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.23 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.25 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 2.41 KM
Clayton Heights Secondary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.53 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.77 KM
Clayton Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 2.99 KM

Walkability & Transit Near 7488 198b Street

Car-Dependent 52

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 35

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 56

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 7488 198b Street

2026 assessed value, sourced from City of Langley open data (PID 008-355-576).

Total Assessed Value (2026)

$5,528,000

-8.6% YoY

-6.1%/yr over 2 yr

2024 Value Trend 2026

Land

$5,518,000

Buildings

$10,000

Year Built

N/A

Class

000

Zoning

SR-2

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$5,518,000	$10,000	$5,528,000	-8.6%
2025	$6,036,000	$10,000	$6,046,000	-3.6%
2024	$6,265,000	$10,000	$6,275,000	—

Mortgage Calculator for 7488 198b Street

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $2,536

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($1,000,000), the estimated monthly payment for this listing is $21,633/month — $19,097 principal & interest, $2,536 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: Jul 31, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

At an estimated rental income of $11,253/month, this property runs a $10,713/month shortfall after mortgage and carrying costs. Break-even requires approximately 65% down.

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

Estateblock Rent Estimate for 7488 198b Street, Langley

Buy Vs Rent Calculator

— / month

Rent —

Own —

Principal: — Interest, tax, insurance, fees: —

Rent vs own

—

Principal paid off by year 5 —

Principal paid off by year 10 —

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.