Campbell ValleyBritish Columbia

Campbell Valley is a Township of Langley sub-area organised around Campbell Valley Regional Park — a 535-hectare Metro Vancouver Regional Parks site, one of the largest in the system. The sub-area is bounded roughly by 24 Avenue (north), 8 Avenue (south, US border), 200 Street (west), and 216 Street (east). The neighbourhood is predominantly rural acreage + Agricultural Land Reserve (ALR) parcels, with a meaningful equestrian + hobby-farm fabric.

Campbell Valley Regional Park preserves a large stretch of riparian Campbell River drainage + mature coastal Douglas-fir + western hemlock forest, with an extensive trail network (the Little River Loop, the Shaggy Mane Trail, the Listening Bridge), the Annand-Rowlatt Heritage Farm (a working heritage farm site within the park), and the South Langley Riding Club facilities. The park is one of the most-used equestrian regional parks in Metro Vancouver. The South Langley + Campbell Valley equestrian community is one of the principal riding-and-driving fabrics in the Lower Mainland.

Inventory is predominantly larger-acreage RA (Rural Acreage) parcels in the 2-to-10+ acre range, many inside the ALR boundary. Agricultural Land Commission Act rules apply to ALR parcels — dwelling-count limits, subdivision restrictions, non-farm-use restrictions. Non-ALR RA parcels exist at the perimeter; verify the specific parcel's ALR status before underwriting.

For schools, most Campbell Valley addresses feed Brookswood Secondary (20902 37A Avenue, in Brookswood-Fernridge) for grades 8–12. Elementary feeders include Belmont Elementary, Glenwood Elementary, and South Carvolth Elementary depending on the specific address. SD #35 (Langley) operates French Immersion at the Belmont (Early K) + James Kennedy (Early K) entry sites.

By car, Langley City Centre is 15–25 minutes north via 200 or 216 Street + Glover Road; Surrey City Centre is 30–45 minutes west via Highway 10; downtown Vancouver is 75–100 minutes via Highway 99 or Highway 1 + the bridges. Highway 99 + the Peace Arch border crossing is 5–10 minutes south at 8 Avenue.

The car-dependent commute pattern is structural. There is no SkyTrain access — the future Surrey-Langley SkyTrain extension at Langley City Centre Station is ~20–30 minutes north by car. The combination of larger acreage + Campbell Valley Regional Park amenity + equestrian fabric + rural-edge character makes Campbell Valley one of the most rural-feel Township of Langley sub-areas, with pricing reflecting scarcity rather than standard per-square-foot Surrey or Langley benchmarks.

Bill 44 SSMUH does NOT override the Agricultural Land Commission Act rules on ALR parcels. ALR dwelling-count rules apply — typically one principal dwelling plus permitted secondary forms. Recent ALC reforms allow a second residence up to ~90 m² on parcels ≤40 ha, up to ~186 m² on parcels >40 ha, under local-government permits without ALC application. Non-ALR RA parcels are subject to different rules.

Most Campbell Valley addresses feed Brookswood Secondary (20902 37A Avenue, in Brookswood-Fernridge) for grades 8–12. Elementary feeders include Belmont Elementary, Glenwood Elementary, and South Carvolth Elementary depending on the specific address.

SD #35 (Langley) operates French Immersion at the Belmont (Early K) + James Kennedy (Early K) entry sites. Verify the live SD #35 catchment map.

Most of Campbell Valley sits inside the Agricultural Land Reserve. The ALR is a provincial zone established under the Agricultural Land Commission Act and administered by the ALC. ALR-designated land is restricted to agricultural use unless a non-farm use is specifically permitted by ALC regulation.

Practical impacts: dwelling-count limits, no subdivision below ALC-set minimum parcel size, restrictions on non-farm use of buildings, and farm-classification implications for property tax. Verify the ALR status of the specific parcel via the ALC Land Reserve Map before underwriting any subdivision or non-farm-use thesis.

No SkyTrain access — Campbell Valley is car-dependent. By car, Langley City Centre is 15–25 minutes north via 200 or 216 Street + Glover Road; Surrey City Centre is 30–45 minutes west via Highway 10; downtown Vancouver is 75–100 minutes via Highway 99 or Highway 1 + the bridges.

Highway 99 + the Peace Arch border crossing is 5–10 minutes south at 8 Avenue. The future Surrey-Langley SkyTrain extension at Langley City Centre Station is ~20–30 minutes north by car. The car-dependent commute pattern is structural — this is not a transit-served sub-area.