We will write you a Property Intelligence Report on your parcel, free.
Zoning, the community plan designation over your land, servicing, the Agricultural Land Reserve, and what the parcels around you are designated for. We research all of it, work out what the land is worth, and write it out plainly so you can decide what to do next.
All of it is public record, and none of it is quick to assemble, which is why so few owners have ever seen it set out for their own property. This is what arrives in your inbox: your address, and nobody else's.
PID, lot dimensions to the foot, and every right of way, covenant and easement registered against your title. Some of these quietly cap what can ever be built, and most owners have not read theirs since completion day.
The actual bylaw over your land, the uses it permits, and the setbacks, height and lot coverage that decide the building envelope. This is what you have. It is rarely what you are worth.
What the Township's long-range plan designates your land for, which is frequently not what it is zoned for. The gap between the two is where nearly all development value sits, and it is public information that almost nobody looks up about their own house.
Whether Willoughby, Brookswood-Fernridge, Booth, Rinn, Fernridge or another plan covers your parcel, what stage it has reached, and the density it contemplates. The Fernridge plan alone runs from SF1 at two acres down to SF5 at 4,000 square feet. Which line your land falls on decides everything after it.
If your land is in the Agricultural Land Reserve, the Agricultural Land Commission reviews any subdivision against the farmland, not against your finances, your mortgage or your family's housing needs. It says so in its own published policy. The one narrow door is a homesite severance, open to owners who held and occupied the property before 21 December 1972.
Small-scale multi-unit housing, Bill 44 as amended by Bill 25, requires local governments to permit three to six units on most urban single-family lots. Acreage owners tend to assume it applies to them. Parcels larger than 4,050 square metres, roughly an acre, are exempt, and so are parcels not connected to both water and sewer. Knowing which side of that line you sit on changes the number by a lot.
Where water, sewer and storm mains run relative to your property line, and what the Township's Subdivision and Development Servicing Bylaw would oblige a developer to build. On acreage, servicing is very often the entire answer, and it is the first thing an assembler prices and the last thing an owner hears about.
The eight Surrey Langley SkyTrain stations now under construction, in service late 2029, and whether your parcel falls inside a Transit-Oriented Area. Willowbrook and Langley City Centre rewrite the arithmetic for everything inside walking distance of them.
Recent land sales near you, expressed per acre and per buildable square foot rather than per lot. Per lot is the number that gets owners underpaid, because it hides how much floor area the buyer is really purchasing.
What sits around you, and what those neighbouring properties are designated and zoned for. Development potential is rarely decided by one lot on its own: an assembly needs frontage, depth and access, and whether your land sits at the centre of a workable footprint or on the edge of one moves its value more than anything on your own title does. We map the parcels around you and show you where you sit in them.
Written plainly, including when the answer is no. Most parcels in Langley are not development land, and we would rather tell you that than sell you a hope.
Anyone can tell you a number. The number is only useful if you can see how it was reached, because that is what lets you test the next one somebody offers you. This is the method, and your report shows the working at every step of it.
Not what the lot measures, but the buildable floor area your parcel would carry under the designation, the plan and the zoning that apply to it, constrained by the servicing that exists. Every number after this one is built on this one, which is why it is the step most often got wrong.
Development land trades per buildable square foot. We take what land has sold for near you, convert it onto your parcel's buildable area, and show you the working. An offer expressed per lot can be tested against this in about a minute once you have it.
Servicing and site preparation, the charges, the carry, and the discount a buyer applies to approvals that have not happened yet. The charges alone are published and specific: in the Township, Development Cost Charges under Bylaw No. 5897 run $86,787 per dwelling at the lowest densities, stepping down to $38,482 at the highest, and Amenity Cost Charges under Bylaw No. 6115 add $19,571 per single or two-family unit, $13,584 per ground-oriented multi-family unit and $8,634 per apartment, with parkland taken separately at a 5 per cent dedication or cash-in-lieu. A buyer who quotes you a number without walking you through these lines has either not done the arithmetic or is hoping you have not. This step explains most of the distance between an owner's hope and a real offer, in both directions.
A parcel inside an adopted plan is worth something different today than one that needs an amendment three years out. We say which one you are and what the wait is worth.
What comparable parcels asked, what they got, how long they sat, and which ones fell apart. Asking prices are opinions. We weight them accordingly.
Not a single confident-sounding number. A range, the assumptions it rests on, and a plain statement of where it is solid and where it is a judgement call. If a piece of it is unknowable without a consultant, we say that instead of guessing.
The working behind each step is published on this site, and the savvier you are, the harder we invite you to check it: Your Lot's Second Price on the Brookswood-Fernridge plan stack and its servicing gate, Two Markets, One Postal Code on reading a land price against a house price, What Bill 44 Permits On Your Lot on the small-scale multi-unit rules, and Subdividing in Langley on what an Approving Officer will require. Every figure carries its bylaw number, because a number you can check is the only kind worth acting on.
None of this is improper, and most of the people doing it are decent operators. It is simply a negotiation in which one side has done six months of work and the other side has had four minutes at the front door. You are not expected to know any of this. The person at your door is counting on exactly that, politely, and the cure is not suspicion. It is the file.
It is not a sale. It gives someone the right to buy your land later, at a price agreed today, while they spend twelve to twenty-four months deciding whether they want it. Your land is off the market for the whole of that period and the market may move underneath you.
The same idea with a longer fuse. If council eventually says no, you get your property back. You do not get the years back.
A clause preventing you from speaking to any other buyer, sometimes for the full length of the option. It is easy to miss and it removes the only leverage you have.
Assembly land is bought by buildable area. An offer quoted per lot is an offer hoping you will not do the division yourself.
Whoever signs first anchors the price for every neighbour after them. If someone on your street has already signed, that is a fact you need before you negotiate, not after.
Common, and usually offered in good faith. Ask one question anyway: who does the lawyer act for.
Sometimes the last parcel in an assembly is worth a multiple of the others. Sometimes it is worth nothing, because the plan simply reconfigures around it. Which one you are is a question of geometry, and geometry is knowable in advance.
Assemblies run for years. The owner who understands that is negotiating. The owner who thinks a decision is due on Friday is being managed.
Before you sign anything, send it over. We read it the same day and tell you in plain sentences what each clause does to you, line by line, on your parcel. We do that whether or not you ever list with us, and we do it before you sign rather than after, which is the only time it is worth anything.
How many months your land is off the market while somebody else decides, what you are paid for those months, and what the market is likely to do inside them.
Whether the number is per lot or per buildable square foot, and what the same offer works out to on your parcel once it is expressed the other way. This is the single line that most often moves.
Exactly who you are prevented from speaking to, and for how long. It is usually a short paragraph and it is usually the most expensive one in the document.
What has happened on your block, and what those signatures did to the number you are now being offered.
What has to happen before this becomes a real sale, who controls whether it happens, and what you are left holding if council says no.
How much, when, whether it is refundable, and to whom it goes if the deal dies.
Most Langley parcels are not development land. An acre inside the ALR with no servicing and no plan over it is a fine place to live and it is not a windfall, and being told so plainly is worth more than being told what you hoped. The owners who get hurt in this business are not the ones who were told no. They are the ones who were never told anything, and signed anyway.
60 Langley properties are currently listed at development prices rather than house prices, which we identify by dollars per square foot running far above the neighbourhood median for a detached home. These are the largest of them, all active as of the August 2026 edition. It is the clearest picture available of what land is worth here, and it updates with the feed.
Two of these are worth reading together. 21341/21373 83 Avenue asks $17.5 million and pays $76,501 a year in property tax: that land is already assessed for what it can become. 7380 198B Street asks $10 million and pays $6,949: an owner asking a development number on land still assessed as an ordinary house. Which of those two positions your own parcel is closer to is the question our report answers.
A civic address is all we need to start, with a line about what you want to know. If somebody has already put an offer in front of you, send that too.
Ask for your Property Intelligence Report Sources: the Provincial Agricultural Land Commission, the Province of British Columbia's small-scale multi-unit housing policy bulletin, the Township of Langley's adopted neighbourhood plans, and the Surrey Langley SkyTrain project office. Verified August 2026.Nothing. We write these because an owner who understands their own land is a better neighbour to have, and because being useful to people is how this practice has always worked. There is no obligation attached to it and we will not chase you.
No. Keep talking. Forward us the paper before you sign any of it, and we will tell you what each clause does to you. Almost all of the damage in land assembly is done by signatures given early, not by conversations.
Often the point is being told, in writing, that the answer is no, so you can stop wondering and ignore the next knock. Occasionally there is a homesite severance or a boundary adjustment worth understanding. Either way you will know.
A few days. It is researched by hand from the public record rather than generated, which is why it is worth reading.
No. Never, under any circumstance. Your enquiry is not a lead we pass on, and we do not sell information about anyone's land to anyone.
General rules are one thing. Your situation is another. A licensed specialist reads this and comes back with a straight answer, usually the same day.