Township of Langley

Salmon RiverBritish Columbia

Rural acreage + ALR parcels along the Salmon River drainage — equestrian + hobby-farm fabric, distinct from Murrayville's residential village core.

The market in Salmon River

Market snapshot · April 2026

Salmon River · HPI Benchmark

Benchmark price

$1.60M

Month over month

-0.4%

Year over year

-3.4%

Sales (month)

Active listings

Months of inventory

6.3

Fraser Valley Real Estate Board / Greater Vancouver REALTORS composite Home Price Index (HPI) — the industry-standard measure of typical home value, adjusted for property mix. Easing supply (buyers gain leverage).

See the Salmon River HPI chart on Market Insights

Source: Fraser Valley Real Estate Board · Real Estate Board of Greater Vancouver. Composite (all property types). HPI benchmarks are aggregate measures — specific properties may transact above or below.

Overview

Salmon River is a Township of Langley sub-area along the Salmon River drainage — predominantly rural acreage + Agricultural Land Reserve (ALR) parcels, distinct from Murrayville's residential village core to the north. The area is bounded roughly by 48 Avenue (north), 32 Avenue (south), 216 Street (west), and 240 Street (east), with the Salmon River running through the central drainage. The FVREB tracks Salmon River as micro-area F64.

Inventory is predominantly larger-acreage RA (Rural Acreage) parcels in the 1-to-10+ acre range — many inside the ALR boundary, governed by Agricultural Land Commission Act rules limiting dwelling counts, subdivision, and non-farm use. The Salmon River corridor includes a meaningful equestrian + hobby-farm fabric, with riding facilities and small-scale farming operations on the larger parcels. Non-ALR RA parcels exist at the edges of the sub-area; verify the specific parcel's ALR status before underwriting any subdivision or non-farm-use thesis.

For schools, most Salmon River addresses feed Brookswood Secondary (20902 37A Avenue, in Brookswood-Fernridge) for grades 8–12 — some eastern-edge addresses may fall into Aldergrove Community Secondary. Elementary feeders include Belmont Elementary, Glenwood Elementary, and Murrayville Elementary depending on the specific address. SD #35 (Langley) operates French Immersion at the Belmont (Early K) + James Kennedy (Early K) entry sites.

Murrayville Town Centre (216 Street + 48 Avenue, ~5–10 minutes north by car) is the closest commercial spine — grocery, restaurants, services, the Langley Memorial Hospital, and the Five Corners commercial node. By car, Langley City Centre is 10–15 minutes north via 216 Street + Glover Road; Surrey City Centre is 30–40 minutes west via Highway 10 or Fraser Highway. The future Surrey-Langley SkyTrain extension at Langley City Centre Station (in-service targeted late 2029 per Province) is ~15–20 minutes north.

Bill 44 SSMUH applies on the RF residential lots (where they exist at the sub-area edges). ALR-designated parcels are governed by the Agricultural Land Commission's dwelling-count rules, which Bill 44 does not override — 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). Verify the ALR status of the specific parcel via the ALC Land Reserve Map.

Inside Salmon River

Salmon River reads as one neighbourhood from a distance, but on the ground the housing fabric is layered. Each piece has its own rules, its own inventory, and its own buyer.

ALR core

Salmon River central

Central drainage corridor — predominantly ALR-designated parcels in the 2-to-10 acre range. Equestrian + hobby-farm fabric. Agricultural Land Commission Act rules apply (dwelling-count, subdivision, non-farm use).

Non-ALR perimeter

Salmon River edges

Sub-area edges where smaller RF residential and non-ALR RA parcels exist. Bill 44 SSMUH applies on the RF lots; different subdivision + non-farm-use rules on non-ALR RA parcels. Mix of residential + transitional rural fabric.

Schools

Most Salmon River addresses feed Brookswood Secondary (20902 37A Avenue, in Brookswood-Fernridge) for grades 8–12 — some eastern-edge addresses may fall into Aldergrove Community Secondary.

Elementary feeders include Belmont Elementary, Glenwood Elementary, and Murrayville 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.

Salmon River pillar — full schools deep-dive →

Agricultural Land Reserve

Most of Salmon River 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 at resale: dwelling-count limits (typically one principal dwelling plus permitted secondary forms — additional residences require ALC approval or fit within the recent reform allowances), 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 via the ALC Land Reserve Map before underwriting any subdivision or non-farm-use thesis.

Buying ALR acreage in the Fraser Valley →

Commute math

Salmon River is car-dependent. The closest commercial spine is Murrayville Town Centre at 216 Street + 48 Avenue (~5–10 minutes north by car). Langley City Centre is 10–15 minutes north via 216 Street + Glover Road; Surrey City Centre is 30–40 minutes west via Highway 10 or Fraser Highway.

The future Surrey-Langley SkyTrain extension at Langley City Centre Station (in-service targeted late 2029 per Province) is ~15–20 minutes north. By car, downtown Vancouver is 70–100 minutes via Highway 1 + the bridges.

Salmon River pillar — full transit breakdown →

Property Transfer Tax in Salmon River

BC’s one-time provincial tax that the buyer pays on completion day, on top of the down payment and legal fees. Marginal brackets, paid in cash — not financed into the mortgage.

Property types

RA Rural Acreage parcels (1-to-10+ acres, much inside ALR)
ALR-designated parcels (Agricultural Land Commission Act rules apply)
Equestrian + hobby-farm parcels (riding facilities, small-scale farming)
RF detached at sub-area edges (smaller share, subject to Bill 44 SSMUH)
Non-ALR RA at the perimeter (different subdivision + non-farm-use rules)
Heritage rural detached (older Salmon River homesteads)

Compare Salmon River to nearby

Murrayville →

The residential village core to the north — Murrayville trades Salmon River's rural acreage + ALR fabric for the Murrayville Five Corners commercial node + denser residential + Langley Memorial Hospital proximity.

Brookswood-Fernridge →

The neighbour to the west — Brookswood-Fernridge trades Salmon River's ALR rural fabric for the Brookswood Plan large-lot residential build-out + the Brookswood town centre + Brookswood Secondary catchment.

Frequently asked

A few of the questions that come up most often about Salmon River.

What schools serve Salmon River?

Most Salmon River addresses feed Brookswood Secondary (20902 37A Avenue, in Brookswood-Fernridge) for grades 8–12 — some eastern-edge addresses may fall into Aldergrove Community Secondary. Elementary feeders include Belmont Elementary, Glenwood Elementary, and Murrayville 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.

What's the ALR overlay impact on Salmon River?

Significant — most of Salmon River 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 at resale: 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.

How does Bill 44 SSMUH apply on ALR parcels?

Bill 44 SSMUH does NOT override the Agricultural Land Commission Act rules. ALR-designated parcels are governed by the ALC's dwelling-count rules — typically one principal dwelling plus permitted secondary forms. Recent ALC reforms (effective late 2021, with 2024–2025 guidelines) allow a second residence up to ~90 m² (970 sq ft) on parcels ≤40 ha, up to ~186 m² (2,000 sq ft) on parcels >40 ha, under local-government permits without ALC application. Verify the specific parcel's ALR status + the current ALC rules before underwriting any redevelopment.

What's the equestrian fabric like on Salmon River?

The Salmon River corridor has a meaningful equestrian + hobby-farm fabric with riding facilities and small-scale farming operations on the larger ALR parcels. The combination of larger lot sizes + ALR-permitted agricultural uses + rural-edge character has anchored Salmon River as one of the principal equestrian sub-areas in the Township of Langley. The Township of Langley operates several public equestrian facilities + the larger Campbell Valley Regional Park trail network is nearby.

Is Salmon River the same as Murrayville?

No — but the FVREB micro-area boundary places them in the same F64 reporting district. Murrayville is the residential village core north of Salmon River (centred on Five Corners at 216 Street + 48 Avenue), with a denser residential + commercial fabric. Salmon River is the rural-acreage + ALR sub-area to the south of Murrayville, with substantially different parcel sizes + use restrictions. Two different decision trees.

What tax exposure should a Salmon River buyer model?

BC Property Transfer Tax applies on every purchase: 1% to $200K, 2% to $2M, 3% to $3M, and 5% above $3M. For larger Salmon River acreage parcels the second or third bracket can engage. The Township of Langley is inside the Greater Vancouver Regional District — for non-Canadian buyers where the federal foreign buyer ban does not prohibit the transaction, the BC Foreign Buyer Tax applies. BC SVT applies. Federal UHT layers on for affected owners. Farm-classification can meaningfully reduce property tax for qualifying ALR parcels.