Home Langley, BC Langley City Portage Estates 9 20390 53 Avenue

9 20390 53 Ave, Langley BC V3A 5T9 – Townhouse for Sale – MLS® R3166585

9 20390 53 Avenue, Langley, British Columbia V3A 5T9

Langley Townhouses for Sale

50 days on the market

$650,000

Est. monthly cost $3,323/mo

Listing updated: Oct 3, 2026 at 06:30pm

EstateBlock checked: Nov 5, 2026 at 06:10am

Portage Estates

3 Beds

2 Baths

1214 sqft

535 $ /sqft

517.47 $ Maint. fee

1975 built

Photos

A RARE FIND IN LANGLEY CITY! This spacious 1,214 sq ft, 3-bedroom, 1.5-bath townhome offers the room of a house at a townhome price. The bright, south-facing main level features hardwood and tile flooring though out the townhouse. A freshly painted living room has easy access to a private, fully fenced patio - perfect for children, pets and summer entertaining. Both bathrooms are renovated, including a relaxing whirlpool tub. Enjoy the Complex’s outdoor pool, clubhouse and playground. Portage Park/Nicomekl trails are just steps away. The unit includes 1 parking stall, plus convenient street parking on 53 Ave and 204 St. Short walks to schools, shopping, recreation, Downtown Langley and the future Langley City Centre SkyTrain station is approximately 10 minutes.

Building 25 fields Inside & out 10 fields Lot & land 8 fields

Building Details

Price	$650,000
Total Bedrooms	3
Total Bathrooms	2
Full Bathrooms	1
Half Bathrooms	1
Floor Area Total (sqft)	1214
Year Built	1975
Age Of Building	51
Building Type	Townhouse
Property Type	Residential
Stories	2
Building Amenities	Trash, Maintenance Grounds, Management, Recreation Facilities
Building Name	Portage Estates
Ownership Type	Freehold Strata
Maintenance Fee	$517.47
Community Features	Shopping Nearby
Amenities Nearby	Trash, Maintenance Grounds, Management, Recreation Facilities
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Open, Side Access
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.
Pet Restrictions	Yes With Restrictions
Units In Development	81

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Forced Air
# of Kitchens	1
Flooring	Hardwood, Mixed, Tile
Foundation	Slab

Exterior Features

Exterior Features	Playground
Roof	Asphalt
Structures	Residential Attached

Lot & Land

Lot Size Depth	Feet
MLS^® #	R3166585
Area	Langley
Neighbourhood	Langley City
City	Langley
Postal Code	V3A 5T9
Gross Taxes	$2,238.38
Zoning	SFD

Property Timeline

Status	Date	Price
R3166585 / Active	09-16-2026	$650,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	18'3 x 18'3 ft
Main Level	Dining Room	15' x 15' ft
Main Level	Kitchen	10' x 10' ft
Main Level	Foyer	11'1 x 11'1 ft
Above Level	Primary Bedroom	18'3 x 18'3 ft
Above Level	Bedroom	8'10 x 8'10 ft
Above Level	Bedroom	9'1 x 9'1 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	No	#5

Listed by: eXp Realty & Macdonald 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.

About the building: Portage Estates

5271 204 Street, Langley City, Langley

Portage Estates building details

Building

Built: 1974
Homes: 81
Construction: Other, Frame - Wood
Title: Freehold Strata
Strata plan: NWS266
Managed by: Bradshaw Strata Management
Parking: Visitor Parking, Open
Lockers: Limited
Strata fee covers: Recreation FacilityManagementGardeningGarbage PickupCaretaker

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Portage Estates

For sale: 4
Median ask: $502K
Median $/sqft: $435
Days on market: 44
Sold, past year: 2

This home

$535/sqft, 23% above the building median of $435.

Homes for sale at Portage Estates, Langley Recent sold listings in Portage Estates, Langley

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map, sell speed & climate

SkyTrain 0.91 km · Langley Secondary School 5.2/10 · 2.06 km · crime high · sell-speed score 53/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (49 nearby)

Debbie mozelle · 438 m · Optician
Langley mall · 449 m · Post Office
Pharmachoice · 460 m · Pharmacy

Restaurants (38 nearby)

Langley vietnamese cuisine · 536 m · Restaurant
Ban chok dee · 613 m · Restaurant
Venetis restaurant · 617 m · Restaurant

Cafes (9 nearby)

Red velvet cafe · 600 m · Cafe
Oldhand coffee · 659 m · Cafe
Mcburney's coffee and tea house · 678 m · Cafe

Groceries (7 nearby)

Sheffield & sons · 455 m · Convenience
Michael's nofrills · 459 m · Supermarket
Am market & convenience store · 617 m · Convenience

Healthcare (5 nearby)

Pharmachoice · 460 m · Healthcare
Community pharmacy · 699 m · Healthcare
Pharmasave · 719 m · Healthcare

Transit (2 nearby)

Bus stop eastbound 56 ave @ 206 st · 860 m · Transit
Skytrain @ langley city centre station ( under construction till 2029) station · 908 m · Transit

Public Schools

Secondary
Langley Secondary School: Average 2.06 km 5.2/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary
Whytecliff Agile Learning Centre-Langley: Average 0.92 km 4.4/10
Elementary,Secondary
OneSchool Global Vancouver: 2.34 km

Closest Transit

Bus Stop
Northbound 204 St @ 53 Ave: 0.07 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 0.91 km

Crime Rate

Total Crime Rate: High
Violent Crime Rate: Above Average
Property Crime Rate: High

Demographics

Post-Secondary Education: Below Average 8.8%
No Certificate/Degree: Above Average 29.8%
Owner Occupied: Below Average 54.9%
Employment Rate: Below Average 52.2%

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

53 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $522,283

Seller's

Market conditions

Seller's market — high demand area

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.91 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How LANGLEY CITY compares

This property

50 DOM

Listed

9 20390 53 Avenue has a sell-speed score of 53/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 24.5% above comparable active properties in Langley City. 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 may take several weeks to attract serious offers.

Climate Risk for V3A 5T9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3A 5T9, 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 (~4.8 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - City 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

24 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Blacklock Fine Arts Elementary School	Public	Grades Served K-5	Catchment Info —	5.5 / 10	Distance 512 m
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 691 m
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 704 m
Nicomekl Elementary School	Public	Grades Served K-5	Catchment Info —	4.7 / 10	Distance 718 m
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 923 m
H D Stafford Middle	Public	Grades Served —	Catchment Info —	2.5 / 10	Distance 937 m
Simonds Elementary School	Public	Grades Served K-5	Catchment Info —	3.2 / 10	Distance 1.14 KM
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 1.46 KM
Uplands Elementary School	Public	Grades Served K-6	Catchment Info —	6.4 / 10	Distance 1.75 KM
James Hill Elementary	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 1.94 KM
Langley Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.2 / 10	Distance 2.06 KM
U-Connect	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 2.15 KM
Alice Brown Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 2.30 KM
OneSchool Global Vancouver	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.34 KM
des Voyageurs	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.38 KM
Belmont Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 2.68 KM
Langley Fundamental Elementary School	Public	Grades Served K-5	Catchment Info —	7.0 / 10	Distance 2.77 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.77 KM
Langley Fundamental Middle/Secondary School	Public	Grades Served 6-12	Catchment Info —	7.5 / 10	Distance 2.79 KM
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 2.81 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.91 KM
Credo Christian Schools	Independent	Grades Served K-12	Catchment Info —	7.8 / 10	Distance 2.91 KM
Hazelgrove Elementary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.96 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.97 KM

Walkability & Transit Near 9 20390 53 Avenue

Very Walkable 84

Walk Score - Very Walkable

Most errands can be accomplished on foot

Good Transit 59

Transit Score - Good Transit

Many nearby public transportation options

Very Bikeable 79

Bike Score - Very Bikeable

Biking is convenient for most trips

Costs & calculators

Monthly cost about $3,323/month · rent estimate $2,477/month · owning catches up with renting by year 9 · cash flow if rented −$1,023/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 9 20390 53 Avenue

$3,323 /month

Principal & Interest $2,619

Property Taxes $187

Maintenance fee $517

The estimated monthly cost of 9 20390 53 Avenue, Langley is $3,323: $2,619 principal and interest with 20% down over 30 years at 4.45%, plus $187 property tax and $517 strata fee.

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

−$1,023 /month

Mortgage Payment $2,619

Monthly Cash Flow −$1,023

Break Even Down Payment 52%

Cap Rate -1.9%

Cash on Cash -9.4%

If 9 20390 53 Avenue, Langley were rented at $2,477 a month with 5% vacancy, it would fall $1,023 a month short of the mortgage and carrying costs; about 52% 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 9 20390 53 Avenue, Langley

$2,477 / month

Rent $2,477

Own $3,323

Principal: $842/mo Interest, tax, insurance, fees: $2,481/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$705/mo (year 1) → ~$1,640/mo (year 20) → ~$2,446/mo (year 29).

Net cost to own at year 5 ~$2,481/mo About $4/mo more than renting

EstateBlock estimates 9 20390 53 Avenue, Langley would rent for about $2,477 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: 9 20390 53 Avenue

Rent vs own

Owning catches up by year 9

With 20% down ($130,000) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $46,339

Principal paid off by year 10 $104,202

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.

Renting 9 20390 53 Avenue, Langley is cheaper at first, but owning catches up by year 9, with $46,339 of principal paid off by year 5 and $104,202 by year 10.