21117 79A Avenue

20% down at 4.34% fixed (Ratehub.ca), 25 years; tax from the listing.

suite rent

$2,030/mo

your cost after the suite

$4,521/mo

vs $6,389 without it

Costs: mortgage $5,790 · tax $423 · 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.

Catchment schools, Langley School District 35

• Elementary Richard Bulpitt Elementaryhomes in this catchment

  500 m away · 20965 77a Ave, Langley · 604-888-5393

• Middle Yorkson Creek Middlehomes in this catchment

  1.2 km away · 20686 84 Ave, Langley · 604-888-8065

• Secondary R.E. Mountain Secondaryhomes in this catchment

  1.9 km away · 7633 202a St, Langley · 604-888-3033

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.