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Pemberton Holmes Ltd.

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20376 40A Avenue
homes for sale · Langley
20376 40A Avenue — photo 1 of 39
1 / 39
$1,649,000

20376 40A Avenue

Langley · MLS® R3166828

548

2,504 sq ft · 10,692 sq ft lot · House · Single Family · built 1972 · 41 days on market

listed by Robert Angus, Royal LePage Little Oak Realty

realtor's description

Welcome to your Brand New Like Home in the heart of Brookswood! This 5-bed, 4-bath home on a 1/4 acre lot has had a full renovation to the highest standards. This Step Code 5 home features: AC, triple-glazed windows, New R20,R28,R10 insulation throughout floors, walls, ceilings, and double garage, 200 amp service, New plumbing, New septic. The main floor boasts 4 beds, 2 full baths, and a massive high end kitchen,... All this with engineered hardwood floors and more. Downstairs includes a legal 1-bedroom suite and second laundry. Don't mis the oversized double garage with heated floors and the massive out door space with a paving stone patio and walkway. All permits and approvals are in place for this amazing home. Close to schools and all amenities.

similar homes nearby

property details

type
House, Single Family
bedrooms
5
bathrooms
4
living area
2,504 sq ft
lot
10,692 sq ft
parking
8
year built
1972
property tax
$5,245 / yr
days on market
41
MLS®
R3166828

floor plans

found among the listing photos.

monthly cost

$7,695/mo
Mortgage $7,257 · Tax $437

20% down at 4.44% fixed (Ratehub.ca), 25 years; tax from the listing.

estimated payment
$7,257/ monthly
loan $1,319,200
25-year amortization
total interest
$858,043
property transfer tax
$30,980
BC general rate
cash to close
$360,780
down + PTT
total paid
$2,177,243
transfer tax

Estimates only. Rates change daily and lenders qualify at the stress-test rate. Talk to a mortgage broker before you offer. Transfer tax: 1% to $200k, 2% to $2M, 3% to $3M, 5% above. First-time buyers pay nothing on the first $500k for homes up to $835k (phasing out by $860k); newly built homes are exempt up to $1.1M (phasing out by $1.15M). Both need Canadian citizenship or permanent residence and other conditions; the 20% foreign buyer tax applies in Metro Vancouver, the Fraser Valley, the Capital Region, Central Okanagan and Nanaimo.

if you rented it out

suite rent
$2,030/mo
your cost after the suite
$6,002/mo
vs $7,870 without it

Costs: mortgage $7,257 · tax $437 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 1-bedroom in Langley: CMHC's average there ($1,765) raised by what new tenants pay against everyone in the Vancouver area, then down 1.5% with Vancouver's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

BC rules for landlords
  • Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
  • Rent increases are capped once a year at the province's set amount. gov.bc.ca
  • The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
  • Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca

schools

Catchment schools, Langley School District 35

  • Elementary Belmont Elementaryhomes in this catchment

    200 m away · 20390 40 Ave, Langley · 604-533-3641

  • Secondary Brookswood Secondaryhomes in this catchment

    1.2 km away · 20902 37a Ave, Langley · 604-530-2141

From the Langley School District 35's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.

Keep private notes and ratings on homes you're considering. (email only) and they follow you to every device.

listed by
Robert Angus
Royal LePage Little Oak Realty
call Robert · 778-870-2100
Powered by: REALTOR.ca

location

LangleyGoogle Maps ↗

property tax by year

yearassessedest. tax
2026$1,410,000$5,100

The listing shows $5,245 a year in property tax.

Estimate: the BC Assessment value times Langley's residential tax rate for that year (Province of BC, local government statistics). Leaves out the home owner grant, parcel taxes and utility charges; the city's tax notice is the real figure.

the market here

listed now
51 days
median for 647 houses for sale; this one 41 days

Houses in Langley. Sale prices register 1 to 3 months after a sale closes.

3 22306 50 Avenue, Langley
House
$1,325,000
3 22306 50 Avenue
Langleylisted today
listed by Royal LePage Westside
3341,951 sq ft
MLS® R3179743
23745 40 Avenue, Langley
House
$1,248,800
23745 40 Avenue
Langley1 day on market
listed by Century 21 Coastal Realty Ltd.
31
6923 205 Street, Langley
House
$1,724,900
27% less per sq ft
6923 205 Street
Langley10 days on market
listed by Homelife Benchmark Realty Corp.
97
3464 196 Street, Langley
House
$1,189,000
17% under assessed
3464 196 Street
Langley56 days on market
listed by Sutton Group-West Coast Realty (Surrey/24)
43
19619 75 Avenue, Langley
House
$1,495,000
19619 75 Avenue
Langley24 days on market
listed by Sutton Group-West Coast Realty (Langley)
44
6927 205 Street, Langley
House
$1,724,900
27% less per sq ft
6927 205 Street
Langley10 days on market
listed by Homelife Benchmark Realty Corp.
87
7
1,296 sq ft
MLS® R3177317
4
4,139 sq ft
MLS® R3175948
8
2,229 sq ft
MLS® R3160907
3
2,757 sq ft
MLS® R3170793
4
4,139 sq ft
MLS® R3175943

location

LangleyGoogle Maps ↗
Drive times
  • Belmont Elementary1 min
  • Brookswood Secondary3 min
  • Kwantlen Polytechnic University - Langley Campus8 min
  • Langley Memorial Hospital9 min
  • YVR airport50 min
  • Downtown Vancouver56 min
67

Walkability 67/100 · Walkable: many errands on foot

Within a 10 minute walk: 1 place to eat or drink, 1 park or playground, 1 school, 13 transit stops.

mihom score from OpenStreetMap places, by straight line distance.