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Location, location, location! Built by famous Morningstar Homes, this Ashton model home boasts a functional and elegant layout. The main floor features a great room with a cozy fireplace, a bright office, gourmet kitchen, and spacious dining area. Upstairs includes a primary bedroom with ensuite and a huge walk-in closet, plus two bedrooms and two bathrooms. The fully finished basement provides two additional bedrooms and a large rec room that can easily be converted into a kitchen and living area with separate entry. Enjoy a west-facing backyard, perfect for garden parties or for those with a green thumb. Located in a quiet, family-friendly neighborhood close to RE Mountain Secondary, Peter Ewart Middle, Costco, and the future SkyTrain. *Open House 5/9 (Sat) 2-4pm
| Basement Finished Area (sqft) | 1166 |
|---|---|
| Basement Features | Finished |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Interior Features | Pantry, Central Vacuum Roughed In |
| Fireplace | 1 |
| Heating Type | Baseboard, Forced Air, Natural Gas |
| Laundry | In Unit |
| # of Kitchens | 1 |
| Flooring | Laminate |
| Foundation | Concrete Perimeter |
| Roof | Asphalt |
|---|---|
| Structures | Residential Detached |
| Price | $1,499,900 |
|---|---|
| Total Bedrooms | 5 |
| Total Bathrooms | 4 |
| Full Bathrooms | 3 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 3434 |
| Year Built | 2004 |
| Age Of Building | 22 |
| 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, Water Connected |
| Utility Sewer | Public Sewer, Sanitary Sewer, Storm Sewer |
| Water (WaterSource) | Public |
| Parking Type | Garage Double, Front Access, Concrete, Garage Door Opener |
| Total Parking Spaces | 4 |
| Rental Suites | None |
| Lot Size | 3412 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 42.65 |
| MLS® # | R3117072 |
| Area | Langley |
| Neighbourhood | Willoughby Heights |
| City | Langley |
| Postal Code | V2Y 3A9 |
| Gross Taxes | $5,037.04 |
| Zoning | R-CL |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Living Room | 13'4 x 13'4 ft |
| Main Level | Dining Room | 12'7 x 12'7 ft |
| Main Level | Kitchen | 12'3 x 12'3 ft |
| Main Level | Office | 9'10 x 9'10 ft |
| Main Level | Laundry | 11'4 x 11'4 ft |
| Main Level | Foyer | 8'1 x 8'1 ft |
| Above Level | Primary Bedroom | 16'1 x 16'1 ft |
| Above Level | Bedroom | 10'5 x 10'5 ft |
| Above Level | Bedroom | 11'8 x 11'8 ft |
| Above Level | Walk-In Closet | 8'5 x 8'5 ft |
| Basement Level | Recreation Room | 23'9 x 23'9 ft |
| Basement Level | Bedroom | 13'2 x 13'2 ft |
| Basement Level | Bedroom | 13'5 x 13'5 ft |
| Basement Level | Walk-In Closet | 8'7 x 8'7 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #2 |
| Basement | No | #3 |
Listed by: Emily Oh 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
6935 198a Street has a sell-speed score of 48/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 0.1% above comparable active properties in Willoughby Heights. 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 V2Y 3A9, 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 (~1.7 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 | $868,000 | $593,000 | $1,461,000 |
-2.9%
|
| 2025 | $844,000 | $660,000 | $1,504,000 |
-2.1%
|
| 2024 | $887,000 | $650,000 | $1,537,000 | — |
Based on 5 comparable active Single Family Residences in Willoughby Heights, the average asking price is $1,452,817. This listing is priced 3.2% above the neighbourhood average.
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