Home Langley, BC Willoughby Heights 7775 197 Street

Photos

Discover this exceptional new development in Willoughby featuring half-duplex homes with no strata fees. These modern 4-bedroom, 5-bath residences are designed for ultimate comfort and style, offering 10-foot ceilings on the main floor, expansive windows that fill the home with natural light, a chef-inspired kitchen with quartz countertops and premium appliances, and a spacious primary suite with a walk-in closet and serene park views. The fully finished basement includes a bedroom, media room, and large living area—perfect for extended family or guests. Ideally located near Donna Gabriel Robins Elementary, Peter Ewart Middle School, and R.E. Mountain Secondary, this community delivers a perfect blend of elegance, functionality, and convenience for your dream home.

Building 19 fields Inside & out 11 fields Lot & land 10 fields

Building Details

Price	$1,240,000
Total Bedrooms	4
Total Bathrooms	5
Full Bathrooms	3
Half Bathrooms	2
Floor Area Total (sqft)	2857
Year Built	2025
Age Of Building	1
Building Type	Half Duplex
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, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Detached, Garage Single, Rear Access, Garage Door Opener
Total Parking Spaces	2
Rental Suites	Unauthorized Suite

Interior Features

Basement Finished Area (sqft)	956
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Fireplace	1
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Flooring	Laminate
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Private Yard
Roof	Asphalt
Structures	Duplex, Residential Attached

Lot & Land

Lot Size	2553
Lot Size Depth	Feet
Lot Size Frontage	0
MLS^® #	R3181119
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3V5
Gross Taxes	$4,122
Zoning	R-CL

Property Timeline

Status	Date	Price
R3181119 / Active	11-04-2026	$1,240,000

Rooms

Floor	Type	Dimensions
Main Level	Mud Room	5'9 x 5'9 ft
Main Level	Living Room	19'3 x 19'3 ft
Main Level	Kitchen	14'6 x 14'6 ft
Main Level	Flex Room	10'1 x 10'1 ft
Above Level	Primary Bedroom	16'1 x 16'1 ft
Above Level	Walk-In Closet	6'7 x 6'7 ft
Above Level	Laundry	6'1 x 6'1 ft
Above Level	Bedroom	11'9 x 11'9 ft
Above Level	Bedroom	16'0 x 16'0 ft
Basement Level	Living Room	12'8 x 12'8 ft
Basement Level	Bedroom	12'4 x 12'4 ft
Basement Level	Recreation Room	16'2 x 16'2 ft
Main Level	Dining Room	6'9 x 6'9 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#4
Above Level	No	#3
Basement	No	#2
Basement	No	#3

Listed by: Nu Stream Realty 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, sell speed & climate

SkyTrain 2.94 km · crime average · sell-speed score 70/100 (likely within weeks) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Gyms (3 nearby)

Willoughby community centre · 693 m · Gym
Langley gymnastics · 812 m · Gym
Bocce court at willoughby community park · 824 m · Gym

Restaurants (2 nearby)

Pizza corner · 633 m · Restaurant
Sushi mura · 646 m · Restaurant

Shopping (1 nearby)

Fluid spa + salon · 771 m · Hairdresser

Transit (1 nearby)

Bus stop southbound 200 st @ 82 ave · 981 m · Transit

Public Schools

Elementary
Willoughby Elementary School: Above Average 2.14 km 7.1/10
Middle
Yorkson Creek Middle School: Average 2.27 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 2.76 km 9.5/10
Elementary,Secondary
Crescent Heights Academy: Above Average 2.76 km 9.5/10

Closest Transit

Bus Stop
Northbound 200 St @ 7800 Block: 0.63 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 2.94 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

70 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $1,289,250

Seller's

Market conditions

Seller's market — high demand area

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.94 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

8 DOM

Listed

7775 197 Street has a sell-speed score of 70/100, placing it in the "Expected to sell within weeks" band. The listing is priced 3.8% below comparable active properties in Willoughby Heights, which is a strong competitive signal. 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 3V5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3V5, 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 (~1.9 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.

Schools NearBy

16 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.01 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.01 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.26 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.64 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.98 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 2.14 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 2.27 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	N/A	Distance 2.40 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.49 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.57 KM
Clayton Heights Secondary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.60 KM
Clayton Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 2.72 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.76 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.77 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.81 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.91 KM

Walkability & Transit Near 7775 197 Street

Almost All Errands Require a Car 22

Walk Score - Almost All Errands Require a Car

Almost all errands require a car

Some Transit 32

Transit Score - Some Transit

A few nearby public transportation options

Somewhat Bikeable 43

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 7775 197 Street

2026 assessed value, sourced from City of Langley open data (PID 031-243-240).

Total Assessed Value (2026)

$1,357,000

+50.1% YoY

+23.0%/yr over 2 yr

2024 Value Trend 2026

Land

$831,000

Buildings

$526,000

Year Built

N/A

Class

033

Zoning

R-CL (SD)

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$831,000	$526,000	$1,357,000	+50.1%
2025	$904,000	$0	$904,000	+0.8%
2024	$897,000	$0	$897,000	—

Costs & calculators

Monthly cost about $5,341/month · rent estimate $5,031/month · owning nets $1,036/month less than renting · cash flow if rented −$720/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 7775 197 Street

$5,341 /month

Principal & Interest $4,997

Property Taxes $344

Maintenance fee $0

The estimated monthly cost of 7775 197 Street, Langley is $5,341: $4,997 principal and interest with 20% down over 30 years at 4.45%, plus $344 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

−$720 /month

Mortgage Payment $4,997

Monthly Cash Flow −$720

Break Even Down Payment 32%

Cap Rate -0.7%

Cash on Cash -3.5%

If 7775 197 Street, Langley were rented at $5,031 a month with 5% vacancy, it would fall $720 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 7775 197 Street, Langley

$5,031 / month

Rent $5,031

Own $5,341

Principal: $1,607/mo Interest, tax, insurance, fees: $3,734/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,345/mo (year 1) → ~$3,129/mo (year 20) → ~$4,667/mo (year 29).

Net cost to own at year 5 ~$3,734/mo About $1,297/mo less than renting

EstateBlock estimates 7775 197 Street, Langley would rent for about $5,031 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: 7775 197 Street

Rent vs own

Owning nets $1,036/mo less than renting

With 20% down ($248,000) at 4.45%: $3,995/mo net cost to own in year 1 vs $5,031/mo rent

Principal paid off by year 5 $88,400

Principal paid off by year 10 $198,784

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 7775 197 Street, Langley nets about $1,036 a month less than renting it in year 1, with $88,400 of principal paid off by year 5 and $198,784 by year 10.