Amazing investment property with a huge potential commercial building & family home. Located in the booming Willoughby Heights, this beautiful 2.4 acre homestead is zoned for commercial development, please check with Township of langley.This massive gorgeous home is large & bright yet warm & comfortable. Extensively renovated with permits in 2008, it features a spacious contemporary kitchen, massive family room, a loft overlooking a large bright sunroom and generously sized bedrooms. The cedar & paver decks with enough space to host even the grandest of family BBQs! Luxurious backyard hot tub. Outside Cultured Stone and Hardiplank siding with a no worry 50 yr warranted metal roof. Detached double garage, plus a large detached workshop. convenient to everywhere. Must see!
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | None |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Fireplace | 2 |
| Heating Type | Hot Water, Radiant |
| # of Kitchens | 1 |
| Flooring | Hardwood, Mixed, Tile |
| Foundation | Concrete Perimeter |
| Exterior Features | Balcony |
|---|---|
| View Description | Mountain and Ravine |
| Roof | Metal |
| Structures | Residential Detached |
| Price | $4,690,000 |
|---|---|
| Total Bedrooms | 4 |
| Total Bathrooms | 4 |
| Full Bathrooms | 4 |
| Half Bathrooms | 0 |
| Floor Area Total (sqft) | 4908 |
| Year Built | 1970 |
| Age Of Building | 56 |
| 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 | Septic Tank |
| Water (WaterSource) | Well Drilled |
| Parking Type | Additional Parking, Detached, RV Access/Parking |
| Total Parking Spaces | 10 |
| Rental Suites | None |
| Lot Size | 2.4 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 104544 |
| MLS® # | R3113134 |
| Area | Langley |
| Neighbourhood | Willoughby Heights |
| City | Langley |
| Postal Code | V2Y 1Y3 |
| Gross Taxes | $6,071.9 |
| Zoning | SR2 |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Kitchen | 14'3 x 14'3 ft |
| Main Level | Eating Area | 14'3 x 14'3 ft |
| Main Level | Pantry | 11'1 x 11'1 ft |
| Main Level | Living Room | 12'5 x 12'5 ft |
| Main Level | Solarium | 22'1 x 22'1 ft |
| Main Level | Bedroom | 10'8 x 10'8 ft |
| Main Level | Den | 10'4 x 10'4 ft |
| Main Level | Media Room | 28'1 x 28'1 ft |
| Main Level | Foyer | 13'1 x 13'1 ft |
| Above Level | Primary Bedroom | 24' x 24' ft |
| Above Level | Bedroom | 17' x 17' ft |
| Above Level | Bedroom | 13'1 x 13'1 ft |
| Above Level | Laundry | 9'4 x 9'4 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #3 |
| Main Level | No | #3 |
| Above Level | Yes | #5 |
| Above Level | No | #3 |
Listed by: Sutton Premier 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.
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
8097 198a Street has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. 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 may take several weeks to attract serious offers.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 1Y3, 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 (~2.5 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.
14 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Josette Dandurand Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance660 m
|
|
Peter Ewart Middle School |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.02 KM
|
|
R E Mountain Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.18 KM
|
|
Yorkson Creek Middle School |
Public |
Grades Served6-8
|
Catchment InfoIn Catchment
|
Distance1.77 KM
|
|
Willoughby Elementary School |
Public |
Grades ServedK-5
|
Catchment InfoIn Catchment
|
Distance1.89 KM
|
|
Port Kells Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.05 KM
|
|
R C Garnett Demonstration Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.12 KM
|
|
Dorothy Peacock Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.21 KM
|
|
Richard Bulpitt Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.36 KM
|
|
Lynn Fripps Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.43 KM
|
|
Gordon Greenwood Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.57 KM
|
|
Katzie Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.64 KM
|
|
Alex Hope Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.72 KM
|
|
Walnut Grove Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.89 KM
|
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $1,803,000 | $10,000 | $1,813,000 |
+0.0%
|
| 2025 | $1,803,000 | $10,000 | $1,813,000 |
-36.0%
|
| 2024 | $2,822,000 | $10,000 | $2,832,000 | — |
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