512 20769 Fraser Highway

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

rent

$2,490/mo

after all costs

−$632/mo

cap rate

3.9%

yearly net rent ÷ price

Costs: mortgage $2,509 · strata $379 · insurance ~$35 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 2-bedroom in Langley: CMHC's average there ($2,203) raised by what new tenants pay against everyone in the Vancouver area, then down 0.8% 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 Douglas Park Elementaryhomes in this catchment

  400 m away · 5409 206 St, Langley · 604-533-4491

• Middle H.D. Stafford Middlehomes in this catchment

  1.5 km away · 20441 Grade Cres, Langley · 604-534-9285

• Secondary Langley Secondaryhomes in this catchment

  1.4 km away · 21405 56 Ave, Langley · 604-534-4171

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.