Home Langley, BC Willoughby Heights 20487 82 Avenue

20487 82 Ave, Langley BC - Single Family Residence for Sale - MLS# R2884012

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4 Beds

4 Baths

2700 sqft

459 $ /sqft

2016 built

Closed

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This property sold for

$●●●,●●●

Dan Marusin

Renanza Realty

778-918-5990

Award-Winning REALTOR^® with 11+ Years of Experience Serving Greater Vancouver

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Elementary
Willoughby Elementary School: Average; 0.77 km; 6.6/10
Middle
Yorkson Creek Middle School: 0.48 km
Secondary
R E Mountain Secondary School: 1.09 km

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

Private Schools

Elementary, Secondary
King's School: Above Average; 2.82 km; 7.3/10
Elementary, Secondary
King's School: Above Average; 2.82 km; 7.3/10

Closest Transit

Bus Stop
Northbound 208 St @ 82 Ave: 0.67 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.58 km

Crime Rate

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

Demographics

Post-Secondary Education: Average; 27.3%
No Certificate/Degree: Below Average; 10%
Owner Occupied: Above Average; 81.5%
Employment Rate: Average; 66%

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

61 / 100

Overall sell-speed score

Moderate pace expected

A+

Price competition grade

Avg comparable: $1,508,998

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Market conditions

Market conditions unavailable

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.58 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

76 DOM

Listed

Willoughby Heights avg

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Langley avg

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20487 82 Avenue has a sell-speed score of 61/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 21.9% below comparable active properties in Willoughby Heights, which is a strong competitive signal. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V2Y 2A9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 2A9, 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 (BC ENV 2024). Nearest station: Surrey East, Surrey (~3.6 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

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.

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

Schools NearBy

School	Type	Grades Served	Catchment Info	Rating	Distance
Schools Near 20487 82 Avenue

Mortgage Calculator for 20487 82 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $469

Maintenance fee 0

A 20% down payment of $247,600 on this $1,238,000 listing yields an estimated mortgage of $4,728/month (30-year fixed, 4%). Total estimated housing cost: $5,197/month, $469 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.

Listing data last synced: Jul 1, 2025

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $3,634/month in estimated rental income against $5,355/month in mortgage payments, the monthly cashflow is -$1,721/month. A 50% down payment would reach break-even.

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