North Campbell Valley. Private cleared 4.54 acres. 315.83 ft. frontage x 631.18 ft. depth enjoys North Shore Mountain Views located on quiet no through street. Previous horse set up with riding ring, aging 5 stall-barn, loafing-shed, plus 2 hay fields. R-3 Zoning, ALR Land. Tutor Style 3,827 sq. ft. two level plan. Main floor traditional main floor layout, plus office or 5th bedroom. Upper-level 4 bedrooms, games room & 2nd office. Features hardwood flooring, 2 gas fireplaces, renovated 1990 kitchen, granite tops, stainless appliances. 2023 baths, includes primary suite, double sinks, oversized shower, seamless doors, soaker tub. Convenient location within 2 to 3 miles of Otter Coop Shopping Centre, Transit, bus to Wix-Brown Elementary and DW Poppy Secondary Schools, easy freeway access.
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | Crawl Space |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Fireplace | 2 |
| Heating Type | Baseboard, Hot Water |
| # of Kitchens | 1 |
| Flooring | Hardwood, Carpet |
| Foundation | Concrete Perimeter |
| Exterior Features | Private Yard |
|---|---|
| View Description | North Shore Mountains |
| Roof | Wood |
| Structures | Residential Detached |
| Price | $2,749,000 |
|---|---|
| Total Bedrooms | 5 |
| Total Bathrooms | 3 |
| Full Bathrooms | 3 |
| Half Bathrooms | 0 |
| Floor Area Total (sqft) | 3551 |
| Year Built | 1977 |
| Age Of Building | 49 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Stories | 2 |
| Building Name | Campbell Valley |
| Ownership Type | Freehold NonStrata |
| Utility Type | Electricity Connected, Natural Gas Connected |
| Utility Sewer | Septic Tank |
| Water (WaterSource) | Well Drilled |
| Parking Type | Garage Double, Rear Access |
| Total Parking Spaces | 12 |
| Rental Suites | None |
| Lot Size | 4.54 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 315.83 |
| MLS® # | R3138159 |
| Area | Langley |
| Neighbourhood | Campbell Valley |
| City | Langley |
| Postal Code | V2Z 3B2 |
| Gross Taxes | $8,196.72 |
| Zoning | RU-3 |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Foyer | 20' x 20' ft |
| Main Level | Living Room | 22' x 22' ft |
| Main Level | Dining Room | 16'2 x 16'2 ft |
| Main Level | Kitchen | 14'2 x 14'2 ft |
| Main Level | Nook | 14'2 x 14'2 ft |
| Main Level | Bedroom | 19'3 x 19'3 ft |
| Main Level | Family Room | 19'3 x 19'3 ft |
| Above Level | Primary Bedroom | 16'8 x 16'8 ft |
| Above Level | Bedroom | 10'11 x 10'11 ft |
| Above Level | Bedroom | 10'11 x 10'11 ft |
| Above Level | Bedroom | 13'4 x 13'4 ft |
| Above Level | Games Room | 20'6 x 20'6 ft |
| Above Level | Office | 14'5 x 14'5 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #3 |
| Above Level | Yes | #5 |
| Above Level | No | #4 |
Listed by: Homelife Benchmark Realty Corp. & Homelife Benchmark Realty Corp. & Homelife Benchmark Realty Corp.
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
22522 28 Avenue has a sell-speed score of 48/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. 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 V2Z 3B2, 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 4.1 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Langley Central, Langley (~5.3 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 | $2,521,000 | $344,000 | $2,865,000 |
-5.4%
|
| 2025 | $2,644,000 | $385,000 | $3,029,000 |
+10.2%
|
| 2024 | $2,363,000 | $386,000 | $2,749,000 | — |
Comparable data is unavailable at the neighbourhood level. City-wide in Langley, similar Single Family Residences average $2,083,000 across 4 active listings — this listing is 32% above the Langley average.
Potential Cashback for this listing if you buy with us
Login to track your cashback progress
Buy with us & save on this property
$2,495,000
2157 224 Street, Langley, BC
$3,199,000
23407 24 Avenue, Langley, BC
$2,799,900
3173 216 Street, Langley, BC
$2,998,000
23541 24 Avenue, Langley, BC
$3,250,000
22828 38 Avenue, Langley, BC
$2,649,900
1642 232 Street, Langley, BC
5.7% price reduction
$3,288,000
23696 36a Avenue, Langley, BC
$2,440,000
23762 Old Yale Road, Langley, BC
$2,848,000
23697 Old Yale Road, Langley, BC
$2,749,800
1130 216 Street, Langley, BC
$3,199,000
21842 6 Avenue, Langley, BC
$3,150,000
21924 6 Avenue, Langley, BC
