Real estate tips and guides for Cloverdale, Langley and South Surrey

Murrayville, Langley Township, BC has no published benchmark price of its own, and never has. The Fraser Valley Real Estate Board reports Langley as a single zone covering both Langley Township, BC and Langley City, BC. What you can know honestly is the housing mix around Five Corners, and what that mix does to a budget.

Start with the number that does not exist

Most pages answering this question hand you a figure for the neighbourhood, and it is almost always an estimate wearing a statistic's clothes. The Fraser Valley Real Estate Board publishes MLS® Home Price Index benchmarks for a fixed list of reporting zones. Langley is one of them, and it is one zone — not split between Langley Township, BC and Langley City, BC, two separate municipalities with their own councils, bylaws and tax rates. Below that zone nothing is broken out at all. There is no published benchmark for Murrayville, Langley Township, BC, and none for any other neighbourhood inside Langley Township, BC. There never has been.

So I am not going to give you a figure for this neighbourhood, because I would have to invent it. Not a range, not an adjusted number, not a "typically around". A made-up number is worse than no number, because you would budget against it and then meet the real listings. What follows instead is the published data that genuinely covers this area, with its coverage stated, and then the things that actually move a budget here: the mix, the vintage, the servicing, and the costs a benchmark never shows.

The published benchmark figures, August 2026, and exactly what they cover

These are the MLS® HPI benchmark prices for the FVREB Langley zone, from the board's August 2026 statistics package. Read them as what they are: one blended figure per segment covering the whole of Langley Township, BC and the whole of Langley City, BC together.

Three things in that table are worth slowing down for.

The date. August 2026 is the most recent month the board has reported. Any August figure presented to you for this area does not exist yet.

The detached line. At $1,479,400, detached housing in this zone is the most expensive of the Fraser Valley markets I work in — $139,700 above the Cloverdale, Surrey, BC zone's $1,339,700 benchmark. That gap is the most useful orientation number a detached buyer can carry into a search here.

The townhouse line. Down 4.9% over the year, it is the most resilient segment anywhere in the board's zone table.

For the market these sit inside: the Fraser Valley recorded 941 MLS® sales in August 2026, up 1% year over year, with a sales-to-active-listings ratio of 10% against a balanced range of 12% to 20%, and prices down across every zone and property type. That is a buyer's market on the published numbers. I am naming the condition, not a deadline.

The catch with all four figures is coverage. One zone blends the rural east of Langley Township, BC with the apartment buildings going up in Langley City, BC. A composite that wide tells you the direction of travel; it does not describe a street.

The housing mix in Murrayville, Langley Township, BC

This is the part that actually answers the budget question, and the part nobody writes, because it means admitting what is not published.

A core older than almost anything around it

The historic centre is Five Corners, the multi-way intersection at Yale Road and 216 Street, which the Langley Heritage Society describes as a place where time has "stood relatively still for over 100 years." The subdivision bounded by 216 Street, 216A Street, 48 Avenue and 48A Avenue is one of the oldest in Langley Township, BC — six of the original eight building lots still carry houses built before 1930. Old Yale Road runs through the same fabric: the historic New Westminster-to-Yale route, on the Township's Heritage Register since 2008, inside the Murrayville Heritage Conservation Area Community Plan adopted in 2010, and BC's first concrete road surface when it was laid in 1922.

For a budget, that history is not decoration. Pre-1930 houses price on entirely different terms than 1990s stock — different systems, different inspection findings, different insurance conversations. What a heritage conservation area permits on a specific property is a question to put to the Township's planning department in writing, about that address, before subjects are removed.

All three forms exist here, and the exact split is not published

Detached houses, townhouses and apartments all trade in this neighbourhood, and point-in-time listing inventory shows no single form clearly dominant. That is as precise as the honest version gets. Neither the Township nor BC Assessment publishes a percentage breakdown by form here, and listing-portal snapshots are inventory on a given afternoon, not a census. For the same reason there are no typical lot sizes in this post: no primary source states them, so any figure you see quoted is somebody's impression.

What the mix does tell you is real, though. An area carrying all three forms has more than one way in. A buyer whose budget sits nearer the $806,400 townhouse or $534,000 apartment benchmark is not automatically shut out here the way they would be in a neighbourhood built almost entirely of detached houses.

The named subdivisions, including the one you will see in listings

Several named subdivisions and complexes sit inside Murrayville, Langley Township, BC: Legado, James Hill, Upper Murrayville, Macklin Corners, Lower Murrayville, Park Lane, Murray's Corner and Southridge.

"Upper Murrayville" deserves a flag, because it turns up in listing copy constantly. It is real-estate and local parlance for a subdivision distinct from the historic core — not a mapped planning area, and no Township document defines its boundaries. When a listing leans on it, the useful follow-up is which streets, not which label.

Municipal water and sewer, not well and septic

This area is on municipal water and sanitary sewer, confirmed by the Township's own $9.9 million Old Yale Road project west of 216 Street, which explicitly includes sanitary and watermain upgrades. So there is no well flow test and no septic inspection in your due-diligence costs, and no field to replace later. In the Township, though, water, sewer, garbage and recycling were unbundled from property taxes — approved June 2024, effective 2025 — and arrive on a separate statement. A Township tax bill is not the whole carrying cost.

How the area sits against the rest of Langley Township, BC

Without a sub-area figure, honest positioning is about composition rather than price. The civic weight here is unusual. Langley Memorial Hospital, the Langley RCMP Main Detachment at 22180 48A Avenue, the Langley School District administrative offices, the Murrayville Library at 100-22071 48 Avenue and the W.C. Blair Recreation Centre at 22200 Fraser Highway all sit inside this one neighbourhood, as does Langley Regional Airport.

That is an institutional core, not a retail one. Murrayville, Langley Township, BC is organised around that core and its trail connections rather than around a shopping strip, and daily errands generally mean a short trip toward Langley City, BC. Whether that reads as a drawback or as the point is a question about you.

Who buys here and why

Buyers who focus on Murrayville, Langley Township, BC are usually choosing an established, mixed-vintage neighbourhood over a newly built subdivision, and the housing mix is what makes that a live choice at more than one budget: detached, townhouse and apartment product all exist here, so the area holds several entry points rather than only one.

The everyday infrastructure supports that read. James Hill Elementary sits at 22144 Old Yale Road and Langley Secondary School at 21405 56 Avenue; the Murrayville Outdoor Activity Park at 20338 65 Avenue carries basketball courts and pathways, McLeod Athletic Park handles a great deal of organized sport, and the Derek Doubleday Arboretum sits on Fraser Highway just east of the Langley City, BC boundary.

One caution on schools, because it changes offers. The Langley School District redrew catchment boundaries in 2026 with a new secondary and middle school coming online. If a catchment is part of why you want a particular house, check that address against the district's live School Locator rather than against any list, including this one.

The Surrey–Langley SkyTrain is not a factor in this neighbourhood's prices

It gets used as one, so it is worth being precise. The extension runs along Fraser Highway from King George Station in Surrey to a terminus inside Langley City, BC — the separate municipality — at the Langley City Centre station, 203 Street and Industrial Avenue. All eight of its stations sit on that corridor, and not one of them lands in Murrayville, Langley Township, BC.

So listing copy here that gestures at "future SkyTrain access" is describing a station in another municipality, a drive or a bus ride away. That may still matter to you. It is not a station in the neighbourhood, and it should not be paid for as though it were.

What actually sets the price on a specific house

Once you are looking at real listings, three things move the number far more than any zone benchmark would.

Vintage, and whether the work has been done. In a neighbourhood spanning pre-1930 heritage houses through to modern construction, "updated" and "original" are two price tiers of the same street.

Which subdivision, precisely. Listings in Murrayville, Langley Township, BC lean on "Upper Murrayville" as shorthand; ask which streets it means.

Position relative to Fraser Highway and 216 Street. Access to the two main routes cuts both ways, and it shows up in pricing.

None of those are visible in a benchmark. All of them are visible in comparable sales on the block, which is what a real valuation is built from.

Getting a number that is actually about your house

If you want to know what a specific home here is worth, that is a conversation about recent comparable sales on those streets, adjusted for vintage, form, condition and position. It takes me an afternoon and costs you nothing. In the meantime you can browse Murrayville homes for sale, or widen it to Langley Township, BC homes for sale, which covers every neighbourhood in the municipality.

Frequently Asked Questions

Is there a published benchmark price for Murrayville, Langley Township, BC?

No. The Fraser Valley Real Estate Board publishes MLS® Home Price Index benchmarks for the Langley zone as a whole, covering both Langley Township, BC and Langley City, BC, and has never broken out neighbourhoods inside it. Any precise figure quoted for this specific area is someone's estimate, not a published statistic.

What do the published benchmark figures for Langley Township, BC actually cover?

As of August 2026, the FVREB benchmarks for the Langley zone are $1,479,400 for a detached home, down 7.1% year over year; $948,600 composite, down 6.6%; $806,400 for a townhouse, down 5.0%; and $534,000 for an apartment, down 8.8%. Those figures cover Langley Township, BC and Langley City, BC together, not either one separately.

How much of the housing in Murrayville, Langley Township, BC is detached versus townhouse or apartment?

The precise split is not published. Neither the Township of Langley nor BC Assessment reports a detached, townhouse and apartment breakdown for this neighbourhood, and listing-portal snapshots are inventory on a given day, not census data. What can be said honestly is that all three forms trade here, with no single form clearly dominant.

Do homes marketed as "Upper Murrayville" sell for more than the rest of Murrayville, Langley Township, BC?

There is no published data that could answer that, because no benchmark is reported below the zone level and the label has no mapped boundaries to measure. It is real-estate and local parlance for a named subdivision distinct from the historic Five Corners core, alongside others such as Legado, James Hill, Macklin Corners and Southridge. Treat it in a listing as a prompt to ask which streets are meant, then price those streets on their own comparable sales.

Should the Surrey–Langley SkyTrain be priced into an offer in Murrayville, Langley Township, BC?

No station is planned in this neighbourhood. All eight stations sit on the Fraser Highway corridor and the terminus is at Langley City Centre, 203 Street and Industrial Avenue, inside Langley City, BC — a separate municipality. TransLink anticipates the line in service in 2029. Listing copy promising "future SkyTrain access" here describes a station that will be a drive or a bus ride away.

What will property taxes cost on a home in Murrayville, Langley Township, BC?

The Township of Langley's 2026 Class 1 residential rate is 3.61686 per $1,000 of assessed value, against Langley City, BC's 4.20670 — roughly $3,617 versus $4,207 on a $1,000,000 assessment. A lower rate is not automatically a lower bill: the Township's own 2026 tax newsletter uses $1.5 million as the average assessed value of a Township residential home, and that assessment at the Township rate works out near $5,425. Water, sewer, garbage and recycling are billed separately.

Related Reading

• Living in Murrayville, Langley Township, BC: What It's Actually Like

• What Homes Cost in Brookswood, Langley Township, BC

• What Homes Cost in Walnut Grove, Langley Township, BC

• Cost of Living in Langley Township, BC: What Your Budget Buys

• Langley Township vs Langley City, BC: What the Line Costs You

About the Author

A neighbourhood with no published benchmark attracts invented numbers, and this post exists because the housing mix, the vintage of the stock and the tax and utility structure tell a buyer more than a figure nobody can source. Caroline Jeklin received the Royal LePage President's Gold Award in 2025, placing her in the top 6–10% of agents in her local marketplace. She is a REALTOR® with Royal LePage Wolstencroft Realty, working across Langley Township, BC and the wider Fraser Valley, and has been part of 57 transactions between 2021 and 2026, ranging from $302,000 to $4,200,000, as of August 2026. Read more about Caroline Jeklin, or reach her directly at 604-319-5052 or caroline@carolinejeklin.com.

Murrayville, Langley Township, BC is the historic, institution-heavy pocket of the Township, centred on the Five Corners intersection at Yale Road and 216 Street. It holds Langley Memorial Hospital, the RCMP main detachment and the school district's administrative offices, on municipal water and sewer — a civic core rather than a retail one.

The Five Corners Core, and What It Means Day to Day

Most neighbourhood write-ups gesture at "heritage character" without naming a building. Here it is specific and checkable. The subdivision bounded by 216 Street, 216A Street, 48 Avenue and 48A Avenue is one of the oldest in the Township — of its original eight building lots, six houses built before 1930 are still standing. The Langley Heritage Society describes the Five Corners area as a place where time has stood relatively still for over a century, and the Township's own material calls it the traditional civic core, sitting amid the homes and shops.

Murrayville, Langley Township, BC is organised around a civic core rather than a shopping strip: Langley Memorial Hospital, the Langley RCMP Main Detachment at 22180 48A Avenue, the Langley School District administrative offices and the Murrayville Library at 100-22071 48 Avenue all sit inside the neighbourhood, while a full grocery run usually means a short drive west toward Langley City, BC.

That civic concentration shapes ordinary life more than any listing description suggests. It means steady daytime traffic around 216 Street and Fraser Highway that has nothing to do with residents, a hospital within the neighbourhood, and no dense retail high street of the kind a newer master-planned community gets on day one.

Local names get used constantly and inconsistently here: Legado, James Hill, Upper Murrayville, Macklin Corners, Lower Murrayville, Park Lane, Murray's Corner and Southridge all appear on listings and in conversation. These are subdivision and complex names in common local use, not mapped Township planning zones. No Township planning document defines a boundary for "Upper Murrayville", so if a listing leans on the label, the honest reading is that it describes a pocket people recognise, not a line on a municipal map.

What "Walkable" Actually Means Here

Walkability is the word that causes the most confusion in Murrayville, Langley Township, BC, because two people can use it to mean completely different things and both leave the conversation thinking they agree.

When a buyer tells me walkability matters, I've learned to ask what they mean by it, because here the answer is rarely the one they arrived with. It's not specifically walkability close to a store. It's being able to walk around a community and trails — out the door, a loop, back again, without driving anywhere first. That distinction decides whether somebody is happy here or quietly frustrated. If your mental picture of walkable is a coffee shop at the end of the block, this isn't that, and no amount of touring will make it that. If your picture is a neighbourhood you can genuinely walk through, it is. Upper Murrayville — the name people use locally rather than any official boundary — is desirable for a lot of people for exactly that reason.

So the practical test isn't a walk score. It's whether you'd enjoy the loop from the front door, and whether you're comfortable that the milk run is a drive.

The Housing Stock

Two things about the housing here are well sourced, and a third commonly repeated claim is not.

The vintage range is unusually wide for one neighbourhood. Pre-1930s heritage houses cluster tightly around the Five Corners core, with newer detached subdivisions filling out the surrounding streets, and townhouse and condo product present as well. You can look at a house from the 1920s and a complex from the 2010s within a short walk of each other.

It is on municipal water and sanitary sewer, not well and septic. That is confirmed by the Township's own Old Yale Road project, which includes sanitary and watermain upgrades for the corridor. This matters more than it sounds: buyers coming from other parts of the Township, where servicing genuinely varies property to property, often assume the same uncertainty applies here, and it does not.

What nobody can honestly publish is the exact mix. There is no Township or BC Assessment figure giving a detached, townhouse and apartment breakdown here, and no verified typical lot size. Listing portals float numbers for both, but those are point-in-time inventory counts, not census or municipal data. I'd rather tell you a number doesn't exist than quote one that can't be traced.

Schools

Named public schools in the Langley School District (SD35) serving this area include James Hill Elementary at 22144 Old Yale Road, a K-5 school built in 1995, and Langley Secondary School at 21405 56 Avenue.

One caution matters more than the list. SD35 redrew catchment boundaries in 2026 as a new secondary and middle school came online, reported by the Langley Advance Times in April 2026. Catchments here should be treated as live information, not settled fact — confirm the catchment for a specific address against the district's own school locator before you get attached to a house. Two homes a few blocks apart can feed different schools, and a listing is not a reliable source for this.

Independent schools also appear in aggregated lists for the area. They are private, not part of the public system, and aren't a catchment option.

Parks, Recreation and Amenities

W.C. Blair Recreation Centre, at 22200 Fraser Highway, is the anchor facility in Murrayville, Langley Township, BC — a wave pool, sauna and hot tub, and the reason a lot of families in the surrounding streets never need to drive far for swimming.

Murrayville Outdoor Activity Park, 20338 – 65 Avenue, sits at the northern edge of the area, with a basketball court and trails and pathways.

McLeod Athletic Park carries a running track, football and soccer fields and a grandstand, and hosts a large slow-pitch league.

Derek Doubleday Arboretum, on Fraser Highway just east of the Langley City, BC boundary, includes a demonstration garden and the Walk to Remember monument to Afghanistan veterans.

Langley Regional Airport, home to the Canadian Museum of Flight, sits within the neighbourhood per the Township's own community page — a point of local character, and worth a visit on a clear weekend afternoon if aircraft noise would bother you.

The Murrayville Cemetery, off 216 Street near Sharon United Church, dates to the 1890s — part of why the historic core reads the way it does.

Getting Around

Fraser Highway is the main corridor in Murrayville, Langley Township, BC, running through the area and connecting west toward Langley City, BC and east toward Aldergrove. 216 Street is the principal north–south route, and Old Yale Road — the historic New Westminster-to-Yale route, on the Township's Heritage Register since 2008 and covered by the Murrayville Heritage Conservation Area Community Plan of 2010 — still functions as a working road. It was BC's first concrete road surface, built in 1922.

The segment west of 216 Street to the municipal boundary is being rebuilt under a $9.9 million Township project that includes sanitary and watermain upgrades. If you're buying near that corridor, ask about the construction schedule — the Township publishes it.

For transit, TransLink's Route 560 community shuttle links the area toward Langley Centre. Check the current routing on TransLink's own page rather than a neighbourhood guide — community shuttle routes change more often than trunk routes do.

The Surrey–Langley SkyTrain, stated accurately

This is where most competing pages get vague, so here it is plainly. The Surrey–Langley SkyTrain does not reach Murrayville, Langley Township, BC. The line runs along Fraser Highway from King George Station in Surrey to a terminus at Langley City Centre, at 203 Street — and Langley City is a separate municipality from Langley Township, BC. There is no station planned inside the neighbourhood, or anywhere else in the Township. Residents here would drive or take a bus to that terminus.

The line is a real regional transit investment, targeted for service in late 2029, and it will change how Langley Township, BC connects to the rest of Metro Vancouver. It is not a reason to hurry a purchase, and anyone selling it to you as one is describing a station you won't have.

What Homes Cost Here

Plainly: there is no published benchmark price for Murrayville, Langley Township, BC, and there never has been. The Fraser Valley Real Estate Board reports benchmarks for the Langley zone as a single zone — one figure covering Langley Township, BC and Langley City, BC together, with no sub-area breakdown. Any page quoting you a precise Murrayville number is estimating, and I won't.

For scale, the Langley-zone figures for August 2026 were a composite benchmark of $948,600 (down 6.6% year over year), detached at $1,479,400 (down 7.1%), townhouse at $806,400 (down 5.0%) and apartment at $534,000 (down 8.8%). Across the Fraser Valley, the sales-to-active-listings ratio sat at 10% in August 2026 against a balanced range of 12–20%, on 941 MLS® sales, up 1% year over year, with prices down in every zone and every property type. Those are zone-wide numbers covering both municipalities. Source: FVREB, August 2026.

What can be said honestly without a number is the shape of the market here: a wide vintage range, full municipal servicing, and a civic rather than retail core. Those things drive what a specific house is worth far more than the neighbourhood label does.

To see what's currently listed, browse Murrayville homes for sale, or widen it to Langley Township, BC homes for sale. For a figure on a specific address rather than a zone average, call 604-319-5052 or email caroline@carolinejeklin.com; my guide for buyers walks through the steps.

The Honest Trade-Offs

Errands are a drive. The core of Murrayville, Langley Township, BC is civic, not commercial. If you want a walkable grocery run, this is the wrong fit and you'll know within a month.

Institutional traffic is a daily fact. A hospital, a police detachment and the school district's head office generate steady weekday movement on 216 Street and Fraser Highway.

The vintage range cuts both ways. A 1920s house near Five Corners and a 2010s townhouse are entirely different ownership experiences. Heritage character is lovely; heritage plumbing is a budget line.

No rapid transit is coming here. Plan around the car and the bus; the 2029 line is a regional benefit reached by driving to Langley City, BC.

Subdivision names are marketing, not geography. "Upper Murrayville" describes a pocket locals recognise, not a Township boundary. Ask which streets are meant.

None of that makes it a difficult place to live. It's established, serviced and civically anchored, with real walking loops and genuine history — and it suits people who want a community to walk around rather than a storefront to walk to.

Frequently Asked Questions

Who is Murrayville, Langley Township, BC a good fit for?

Households who want an established, fully serviced neighbourhood with genuine history and walking loops. It's anchored by civic uses rather than retail — Langley Memorial Hospital, the RCMP main detachment, the school district offices, a library and W.C. Blair Recreation Centre are all inside the area. The trade-off is that daily grocery shopping generally means a short drive rather than a walk.

Is Murrayville, Langley Township, BC walkable?

It depends entirely on what you mean by walkable. It is not walkable in the errand sense — there is no dense retail high street, and a full grocery run is a drive. It is walkable in the community sense, with trails, pathways and quiet residential loops you can start from your own front door. No independent walk-score measurement is published for the area.

Does the Surrey–Langley SkyTrain reach Murrayville, Langley Township, BC?

No. The line runs along Fraser Highway and ends at Langley City Centre, at 203 Street, which is in Langley City — a separate municipality from Langley Township, BC. No station is planned inside the Township. Residents would drive or take a bus to that terminus. Service is targeted for late 2029.

Are homes in Murrayville, Langley Township, BC on well and septic?

No. The area is on municipal water and sanitary sewer. That is confirmed by the Township's own Old Yale Road improvement project, a $9.9 million rebuild of the segment west of 216 Street that explicitly includes sanitary and watermain upgrades. Servicing varies elsewhere in the Township, which is why the assumption travels — but it doesn't apply here.

Is "Upper Murrayville" an official part of Murrayville, Langley Township, BC?

It's a name in common local use for a subdivision within the broader area, alongside others such as Legado, James Hill, Macklin Corners, Lower Murrayville, Park Lane, Murray's Corner and Southridge. No Township planning document formally defines its boundaries, so it should be read as real-estate parlance for a recognisable pocket rather than an official zone. If a listing uses it, ask which streets are meant.

What schools serve Murrayville, Langley Township, BC?

Public schools in the Langley School District (SD35) serving the area include James Hill Elementary at 22144 Old Yale Road and Langley Secondary School at 21405 56 Avenue. SD35 redrew catchment boundaries in 2026 as new schools came online, so confirm the catchment for a specific address against the district's own school locator before making an offer.

Related Reading

• What Homes Cost in Murrayville, Langley Township, BC

• Living in Brookswood, Langley Township, BC: What It's Actually Like

• Living in Walnut Grove, Langley Township, BC: What It's Actually Like

• Best Neighbourhoods in Langley Township, BC: A Community Guide

• Langley Township vs Langley City, BC: What the Line Costs You

About the Author

Caroline Jeklin is a REALTOR® with Royal LePage Wolstencroft Realty, working across Langley Township, BC and the wider Fraser Valley. Licensed in 2021, she has been part of 57 transactions with clients ranging from $302,000 to $4,200,000 (2021–2026, as of August 2026). Working out what a buyer actually means by "walkable" is one of the most useful questions in a search like this one, and it saves people buying the wrong picture of a neighbourhood. Learn more about Caroline Jeklin, or reach her at 604-319-5052 or caroline@carolinejeklin.com.