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$1,639,900

26865 25A Avenue

Langley · MLS® R3156168

6 bed · 5 bath · 3,858 sq ft · 7,029 sq ft lot · 8 parking

House · Single Family · built 2003 · 54 days on market

Listed by Ian Wiggins, RE/MAX Treeland Realty

Realtor's description

BIG SPACE. BIG FLEXIBILITY. BIG OPPORTUNITY. This impressive family home offers a LEGAL DETACHED 1-bedroom COACH HOUSE, ideal for extended family or added income. The main home features 5 bedrooms, multiple living areas, office on the main, spacious kitchen, 2 fireplaces and a generous primary suite with W.I.C., 4-PC ENSUITE & PRIVATE SUNDECK. Downstairs offers a rec room, bedroom, bath & flex space with POSSIBLE SUITE POTENTIAL. Outside, enjoy a covered porch, patio, DETACHED DOUBLE GARAGE with 220V POWER, huge paved driveway and RV PARKING. WALKING DISTANCE to all levels of SCHOOLS and close to ALDERGROVE ATHLETIC PARK. Nearly 3900 sq. Ft. of living space with ROOM FOR EVERYONE with flexibility for the future. PLUS A BRAND NEW ROOF installed Sept 2026!

Property details

Type: House, Single Family
Bedrooms: 6
Bathrooms: 5
Living area: 3,858 sq ft
Lot: 7,029 sq ft
Parking: 8
Year built: 2003
Property tax: $5,238 / yr
Days on market: 54
MLS®: R3156168

Features

Washer
Refrigerator
Dishwasher
Stove
Dryer
Microwave

Floor plans

Found among the listing photos.

Price check

Below typical for the area (-26%)

2026 assessment: $1,408,000 · asking is +16%
Price per sq ft: $425 vs $571 median for houses in Langley for sale (653)

An estimate from public BC Assessment records, registered sales and the listings for sale right now, not an appraisal. Condition, renovations, views and lot all move real value.

Property insights

On market 54 days · no price changes so far

The market here

Listed now: 49 days; median for 664 houses for sale; this one 54 days

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

Property tax by year

Year	Assessed	Est. tax
2026	$1,408,000	$5,093

The listing shows $5,238 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.

Monthly cost

$7,581/mo

Mortgage $7,145 · Tax $436

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

estimated payment

$7,145/ monthly

loan $1,311,920

25-year amortization

down payment20% · $327,98020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 10, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $831,546
property transfer tax: $30,798; BC general rate
cash to close: $358,778; down + PTT
total paid: $2,143,466

Estimates only. Rates change daily and lenders qualify at the stress-test rate; first-time-buyer and newly-built PTT exemptions aren't applied. Talk to a mortgage broker before you offer.

If you rented it out

Suite rent: $1,765/mo
Your cost after the suite: $6,133/mo; vs $7,756 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $7,145 · tax $436 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent starts at CMHC's average for a 3+ bedroom (1-bedroom for the suite) in Langley (CMHC Rental Market Survey, October 2025). Averages include long-time tenants, so new leases usually ask more; 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

Location

Lot outline: 651 m² (7,007 sq ft) · PID 025-546-759. From ParcelMap BC; property lines are approximate, a survey is the legal boundary.

LangleyGoogle Maps ↗

Location

LangleyGoogle Maps ↗

Schools

Catchment schools, Langley School District 35

Elementary Shortreed Elementaryhomes in this catchment
1.1 km away · 27330 28 Ave, Aldergrove · 604-856-4167
Middle Betty Gilbert Middlehomes in this catchment
300 m away · 26845 27 Ave, Aldergrove · 604-856-8178
Secondary Aldergrove Community Secondaryhomes in this catchment
600 m away · 26850 29 Ave, Aldergrove · 604-856-2521

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.

Development nearby

Rezoning for 45 homes
140 m away · 2025 · under review · 2600 Block of 268 Street
Amend the Aldergrove Community Plan and rezone property from Suburban Residential Zone (SR-2) to a Comprehensive Development Zone (CD), Residential Compact Lot R-CL(A) and Residential Zone (R-1A) for the development of 45 townhouse units and 25 single family lots.
Rezoning
230 m away · 2020 · under review · 2542 267 Street
Rezone property from Suburban Residential Zone SR-2 to R-1 (A) and R-CL(A) Zones for a 15 lot single family subdivision. A subdivision application has also been submitted. Dec. 23, 2021 - A Streamside Development Permit application was submitted.
Rezoning
340 m away · 2023 · under review · 26739 & 26771 24 Avenue
Amend the Aldergrove Community Plan and rezone property from Suburban Residential Zone SR-2 to Residential Zone R-1A and R-CL(A) for the development of 32 single family lots. March 22 2023 - Streamside Development Permit Application submitted.

Applications filed with the city, active or decided in the last 3 years, measured from the listing's map pin. An application isn't an approval; the city's page has the current details. Source: Township of Langley development activity.

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