Home Langley, BC Willoughby Heights 7750 196 Street

7750 196 St, Langley BC - Single Family Residence for Sale - MLS# R3159511

2 days on the market

$1,650,000

Est. Mortgage $7,300/mo

Listing updated: Aug 29, 2026 at 03:23pm

EstateBlock checked: Aug 29, 2026 at 10:45pm

6 Beds

6 Baths

3406 sqft

484 $ /sqft

2026 built

NEW

2 days on the market

$1,650,000

Est. $7,300/mo with 20% down

Listing updated: Aug 29, 2026 at 03:23pm

EstateBlock checked: Aug 29, 2026 at 10:45pm

Photos

Exterior Front Photo of 7750 196 Street, Langley, BC

Exterior Rear Photo of 7750 196 Street, Langley, BC

Living Room Photo of 7750 196 Street, Langley, BC

Family Room Photo of 7750 196 Street, Langley, BC

Dining Area Photo of 7750 196 Street, Langley, BC

Kitchen Photo of 7750 196 Street, Langley, BC

Kitchen Island Photo of 7750 196 Street, Langley, BC

Pantry Photo of 7750 196 Street, Langley, BC

Breakfast Nook Photo of 7750 196 Street, Langley, BC

Primary Bedroom Photo of 7750 196 Street, Langley, BC

Brand new 6-bedroom home in a peaceful Langley setting, offering exceptional flexibility for large or multi-generational families. Designed with an open-concept layout, 10' main-floor ceilings, beautiful finishes and an abundance of natural light, the home feels bright, spacious and modern throughout. The main residence features a generous great room, kitchen, dining area, pantry and den/guest room, while the basement includes an unauthorized secondary suite. A legal detached coach home above the double garage provides even more living space and versatility. Backing onto a walking path with a pond, greenery and trees, the property offers a quiet and scenic setting while remaining close to everyday amenities. Covered by a 2-5-10 New Home Warranty. A rare opportunity combining new cons

Interior Features

Basement Finished Area (sqft)	1161
Basement Features	Finished
Heating Type	Forced Air
# of Kitchens	0
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	No Outdoor Area
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,650,000
Total Bedrooms	6
Total Bathrooms	6
Full Bathrooms	6
Half Bathrooms	0
Floor Area Total (sqft)	3406
Year Built	2026
Age Of Building	0
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Detached
Total Parking Spaces	2

Lot & Land

Lot Size	3418
Lot Size Depth	Feet
Lot Size Frontage	0
MLS^® #	R3159511
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3V4
Gross Taxes	$5,700.49
Zoning	R-CL (A)

Property Timeline

Status	Date	Price
R3159511 / Active	08-28-2026	$1,650,000

Rooms

Floor	Type	Dimensions
Main Level	Dining Room	12'6 x 12'6 ft
Above Level	Bedroom	14'6 x 14'6 ft
Above Level	Bedroom	11'4 x 11'4 ft
Above Level	Bedroom	10'6 x 10'6 ft
Above Level	Bedroom	10'2 x 10'2 ft
Below	Bedroom	10' x 10' ft
Below	Bedroom	10'6' x 10'6' ft

Bathrooms

Floor	Ensuite	Pieces
Above Level	Yes	#5
Above Level	Yes	#3
Above Level	No	#3
Main Level	No	#3
Below	No	#3

Listed by: eXp Realty of Canada, Inc.

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 2.36 km 7.1/10
Middle
Yorkson Creek Middle School: Average 2.47 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 2.69 km 9.5/10
Elementary,Secondary
Crescent Heights Academy: Above Average 2.69 km 9.5/10

Closest Transit

Bus Stop
Northbound 200 St @ 7800 Block: 0.84 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 2.80 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Below Average 22.7%
No Certificate/Degree: Below Average 11.8%
Owner Occupied: Above Average 87.5%
Employment Rate: Above Average 70.1%

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

48 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,485,000

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.80 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

2 DOM

Listed

Willoughby Heights avg

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Langley avg

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7750 196 Street has a sell-speed score of 48/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 10% 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 3V4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3V4, 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)

Pizza corner · 804 m · Restaurant
Sushi mura · 812 m · Restaurant

Shopping (1 nearby)

Fluid spa + salon · 945 m · Hairdresser

Gyms (1 nearby)

Willoughby community centre · 904 m · Gym

Transit (1 nearby)

Bus stop southbound 200 st @ 80 ave · 876 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 1.20 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.21 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.44 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.72 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.81 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.34 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 2.36 KM
Clayton Heights Secondary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.41 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 2.47 KM
Clayton Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 2.51 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.56 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.69 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.70 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.87 KM

Walkability & Transit Near 7750 196 Street

Car-Dependent 4

Walk Score - Car-Dependent

Almost all errands require a car

Some Transit 31

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 31

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 7750 196 Street

2026 assessed value, sourced from City of Langley open data (PID 031-358-144).

Total Assessed Value (2026)

$1,536,000

+26.3% YoY

+26.4%/yr over 2 yr

2024 Value Trend 2026

Land

$832,000

Buildings

$704,000

Year Built

N/A

Class

032

Zoning

R-CL (A)

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$832,000	$704,000	$1,536,000	+26.3%
2025	$901,000	$315,000	$1,216,000	+26.5%
2024	$961,000	$0	$961,000	—

Mortgage Calculator for 7750 196 Street

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $475

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($330,000), the estimated monthly payment for this listing is $6,777/month — $6,302 principal & interest, $475 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 29, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

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 $4,197/month, this property runs a $2,751/month shortfall after mortgage and carrying costs. Break-even requires approximately 55% down.

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

Estateblock Rent Estimate for 7750 196 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.