Home Langley, BC Willoughby Heights 8115 197 Street

8115 197 St, Langley BC – House for Sale – MLS® R3176417

8115 197 Street, Langley, British Columbia V2Y 1Y4

Langley Houses for Sale

Today on the market

$6,350,000

Est. Mortgage $28,092/mo

Listing updated: Oct 20, 2026 at 02:22pm

EstateBlock checked: Oct 20, 2026 at 04:45pm

3 Beds

5 Baths

3205 sqft

1981 $ /sqft

1990 built

NEW

Photos

Exterior photo of 8115 197 St, Langley, BC – MLS® R3176417

Exterior Rear Photo of 8115 197 Street, Langley, BC

Living Room Photo of 8115 197 Street, Langley, BC

Family Room Photo of 8115 197 Street, Langley, BC

Dining Area Photo of 8115 197 Street, Langley, BC

Kitchen Photo of 8115 197 Street, Langley, BC

Kitchen Island Photo of 8115 197 Street, Langley, BC

Pantry Photo of 8115 197 Street, Langley, BC

Breakfast Nook Photo of 8115 197 Street, Langley, BC

Primary Bedroom Photo of 8115 197 Street, Langley, BC

Primary Bathroom Photo of 8115 197 Street, Langley, BC

Walk-In Closet Photo of 8115 197 Street, Langley, BC

Bedroom 2 Photo of 8115 197 Street, Langley, BC

Attention developers & investors: A great future development property in Willoughby's Latimer region is available. Ideally suited for townhouse development. This 2-acre property is located close to all of Langley's main attractions and sits near HWY 1. This clean home showcases an excellent floor plan and evidence of meticulous care over the years. The home has a triple garage and a massive 1,711 sq ft detached workshop at the rear, ideal for hobbies and storage needs. The backyard offers a serene landscape with mature trees and vibrant vegetation. Ample parking accommodates RV and trailer. Neighboring properties are actively pursuing townhouse development applications. Secure this property for future development potential or occupy it yourself while capitalizing on its investment value

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Crawl Space
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave, Oven, Range Top
Interior Features	Central Vacuum
Fireplace	3
Heating Type	Hot Water, Natural Gas, Radiant
Cooling	Central Air
# of Kitchens	1
Flooring	Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Private Yard
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$6,350,000
Total Bedrooms	3
Total Bathrooms	5
Full Bathrooms	3
Half Bathrooms	2
Floor Area Total (sqft)	3205
Year Built	1990
Age Of Building	36
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected
Utility Sewer	Septic Tank
Water (WaterSource)	Well Drilled
Parking Type	Additional Parking, Detached, RV Access/Parking, Front Access, Concrete, Garage Door Opener
Total Parking Spaces	12
Rental Suites	None

Lot & Land

Lot Size	2
Lot Size Depth	Feet
Lot Size Frontage	265
MLS^® #	R3176417
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 1Y4
Gross Taxes	$8,774.52
Zoning	SR-2

Property Timeline

Status	Date	Price
R3176417 / Active	10-20-2026	$6,350,000

Rooms

Floor	Type	Dimensions
Main Level	Foyer	9'9 x 9'9 ft
Main Level	Living Room	6'15' x 6'15' ft
Main Level	Office	16'1 x 16'1 ft
Main Level	Family Room	19'3 x 19'3 ft
Main Level	Kitchen	14' x 14' ft
Main Level	Eating Area	15'2 x 15'2 ft
Main Level	Pantry	6' x 6' ft
Main Level	Dining Room	12' x 12' ft
Main Level	Laundry	12'5 x 12'5 ft
Main Level	Storage	9' x 9' ft
Above Level	Primary Bedroom	13'7 x 13'7 ft
Above Level	Walk-In Closet	8'11 x 8'11 ft
Above Level	Bedroom	12'6 x 12'6 ft
Above Level	Bedroom	12'5 x 12'5 ft

Bathrooms

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

Listed by: Century 21 Coastal Realty Ltd.

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 2.2 km 7.1/10
Middle
Yorkson Creek Middle School: Average 2.08 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 3.33 km 5.9/10
Elementary,Secondary
Crescent Heights Academy: Above Average 3.38 km 9.5/10

Closest Transit

Bus Stop
Southbound 200 St @ 82 Ave: 0.66 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 3.47 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: Unlikely
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

54 / 100

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.47 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WILLOUGHBY HEIGHTS compares

This property

0 DOM

Listed

Willoughby Heights avg

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Langley avg

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8115 197 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.

Climate Risk for V2Y 1Y4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 1Y4, 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 (~2.3 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 (5 nearby)

S+l kitchen & bar · 853 m · Restaurant
Sidebar grill · 887 m · Restaurant
Kai sushi · 927 m · Restaurant

Shopping (4 nearby)

Fluid spa + salon · 560 m · Hairdresser
Provisions · 852 m · Gift Shop
Dolce lounge · 902 m · Beauty Shop

Groceries (3 nearby)

Blacksmith bakery · 845 m · Bakery
Berezan liquor store · 866 m · Beverages
Express news · 915 m · Convenience

Gyms (2 nearby)

Willoughby community centre · 886 m · Gym
Langley gymnastics · 915 m · Gym

Transit (1 nearby)

Bus stop northbound 200 st @ 84 ave · 979 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 964 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.26 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.38 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	N/A	Distance 1.85 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 2.08 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 2.20 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.22 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.38 KM
Katzie Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.45 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.65 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.75 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.78 KM
Clayton Elementary School	Public	Grades Served K-7	Catchment Info —	5.4 / 10	Distance 2.85 KM
Clayton Heights Secondary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 3.00 KM

BC Assessment Value — 8115 197 Street

2026 assessed value, sourced from City of Langley open data (PID 002-554-968).

Total Assessed Value (2026)

$2,426,000

+3.7% YoY

+0.2%/yr over 2 yr

2024 Value Trend 2026

Land

$1,849,000

Buildings

$577,000

Year Built

N/A

Class

002

Zoning

SR-2

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,849,000	$577,000	$2,426,000	+3.7%
2025	$1,728,000	$611,000	$2,339,000	-3.1%
2024	$1,763,000	$652,000	$2,415,000	—

Mortgage Calculator for 8115 197 Street

/month

Principal & Interest

Property Taxes $731

Maintenance fee 0

A 20% down payment of $1,270,000 on this $6,350,000 listing yields an estimated mortgage of $24,253/month (30-year fixed, 4%). Total estimated housing cost: $24,984/month, $731 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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $13,048/month in estimated rental income against $25,361/month in mortgage payments, the monthly cashflow is -$12,313/month. A 61% down payment would reach break-even.

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

Estateblock Rent Estimate for 8115 197 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.