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Willoughby Heights: Located in one of the most sought after areas in Langley features this beautiful 5 bed 4 bath of spacious living. Built by a master-planned community developer, amazing quality, mint condition, air conditioning, open kitchen concept, ev charger and a 2 bedroom basement legal suite with separate entrance for personal use or rent out as a mortgage helper. Walking distance to park, school, public transit, and shops nearby. Don't miss this opportunity, Call now! Open House this Sat & Sun JUN 6th & 7th 2:00-4:00pm
| Basement Finished Area (sqft) | 920 |
|---|---|
| Basement Features | Finished |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Fireplace | 1 |
| Heating Type | Forced Air |
| Cooling | Air Conditioning |
| # of Kitchens | 1 |
| Foundation | Concrete Perimeter |
| Exterior Features | Balcony |
|---|---|
| View Description | Mountains |
| Roof | Asphalt |
| Structures | Residential Detached |
| Price | $1,538,000 |
|---|---|
| Total Bedrooms | 5 |
| Total Bathrooms | 4 |
| Full Bathrooms | 3 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 2712 |
| Year Built | 2020 |
| Age Of Building | 6 |
| 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 |
| Water (WaterSource) | Public |
| Parking Type | Detached |
| Total Parking Spaces | 3 |
| Rental Suites | Legal Suite |
| Lot Size | 2982 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 31.1 |
| MLS® # | R3130682 |
| Area | Langley |
| Neighbourhood | Willoughby Heights |
| City | Langley |
| Postal Code | V2Y 0Y8 |
| Gross Taxes | $5,408.83 |
| Zoning | / |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Foyer | 8'4 x 8'4 ft |
| Main Level | Flex Room | 10'7 x 10'7 ft |
| Main Level | Kitchen | 10'7 x 10'7 ft |
| Main Level | Dining Room | 10' x 10' ft |
| Main Level | Great Room | 12' x 12' ft |
| Above Level | Primary Bedroom | 12'6 x 12'6 ft |
| Above Level | Bedroom | 10' x 10' ft |
| Above Level | Bedroom | 10' x 10' ft |
| Basement Level | Living Room | 13'10 x 13'10 ft |
| Basement Level | Bedroom | 13'10 x 13'10 ft |
| Basement Level | Bedroom | 10'3 x 10'3 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #2 |
| Above Level | Yes | #5 |
| Above Level | No | #3 |
| Basement | No | #3 |
Listed by: Sutton Group - 1st West 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
20326 82b Avenue has a sell-speed score of 40/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 12.6% above comparable active properties in Willoughby Heights. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 0Y8, 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 (~3.5 km). Annual avg AQHI 1.8 — Low Risk.
Langley - District currently sees ~1 days 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.
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $833,000 | $697,000 | $1,530,000 |
-2.3%
|
| 2025 | $902,000 | $664,000 | $1,566,000 |
-0.6%
|
| 2024 | $962,000 | $613,000 | $1,575,000 | — |
Based on 10 comparable active Single Family Residences in Willoughby Heights, the average asking price is $1,568,380. This listing is priced 1.9% below the neighbourhood average.
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