Murrayville Langley · A guide for buyers and owners
Murrayville is a village of detached houses around Five Corners, with the largest lots on its west side.
- 1Traveller’s Hotel21628 48 Avenue
- 2Community Hall21667 48 Avenue
- 3Recreation Centre22200 Fraser Highway
- 4Town Pub22070 48A Avenue
- 5IGA22259 48 Avenue
What Murrayville is like
Murrayville is a village around Five Corners, the roundabout where Old Yale Road, 216 Street and 48 Avenue meet. The Traveller’s Hotel and the Community Hall stand at the corner. The pub, grocery store and recreation centre are a short walk east. Langley City begins to the west.
Murrayville homes and lots
A typical Murrayville lot is about 8,150 square feet. West of Five Corners it is 10,000, and east of it 7,500.
A typical Murrayville lot is 63 × 130 feet, about 8,150 square feet.
The rear yard behind a 1,000 square foot house on the front setback line is 70 feet deep, about 4,400 square feet.
An acre holds about 5 typical Murrayville lots.
Frontage and depth are the median sides of the house lots within 10% of the median area, to the foot. Setbacks are the minimums for a lot entered from the street, in the zone most lots this size are in: R-1A to R-1E, front 6.0 m, rear 3.0 m, side 1.2 m (s.401.5(1) and s.402.4(1)). The house is an example, not a fact about the area: 2,000 square feet over two floors, no garage. North is drawn up only to read the plan. Source: Township of Langley parcel outlines and Zoning Bylaw 2500, parcels measured October 21, 2026. Believed accurate, not guaranteed.
Murrayville house prices
A typical detached home across Langley, Murrayville included, cost about $1.45M in October 2026. That is the ’s .
Source: Fraser Valley Real Estate Board, benchmark price by month, the past ten years. Believed accurate, not guaranteed.
Cash needed to buy in Murrayville
In October 2026, on a typical Langley detached house takes about $149,000 in cash. The smallest down payment allowed applies, because the price is under the mortgage insurance limit.
| Down payment | $120,000 |
|---|---|
| $27,000 | |
| Legal fee | about $1,750 |
| about $600 |
Down payment: 5% of the first $500,000 of the price, plus 10% of the rest.
$149,000in cash to close, before the mortgage. The legal fee ($1,500–$2,000) is counted at its middle.
Murrayville homes for sale
No detached homes are among the newest homes for sale in Murrayville.
Living in Murrayville
Langley Memorial Hospital is 2 to 6 minutes away by car, and the SkyTrain extension is planned to end at 203 Street, with opening set for late 2029.
Murrayville schools and catchments
Almost all of Murrayville is in the of James Hill Elementary and Langley Secondary. The eastern edge goes to Peterson Road Elementary and D.W. Poppy Secondary.
Source: Langley School District catchment maps, retrieved 23 September 2026. Believed accurate, not guaranteed.
Getting around
- Murrayville homes
- 2 to 6 minutes by car, clear roads
- Langley Memorial Hospital
- Bus stop, 48 Avenue at 219 Street
- Bus 560, hourly
- Langley Centre
- SkyTrain, planned
- 203 Street, end of the planned line
Source: TransLink, the SkyTrain project, a 24-home drive-time measurement, measured 17 October 2026. Believed accurate, not guaranteed.
The SkyTrain extension is planned to end at 203 Street in Langley City, with opening set for late 2029.
Before you buy
- More than one home on a lot: the rule of the Township of Langley, the municipality around Langley City, turns on the lot’s size, its water and sewer, and any heritage designation. Four homes on one lot
- The airport and the floodplain: all of Murrayville is inside the airport’s zoning area, and the mapped floodplain covers part of the north-west corner. The airport and the floodplain
- Cash on closing day: the down payment, tax, legal fee and the title policy. Cash needed to buy in Murrayville
Four homes on one lot
Of the 1,746 house lots here, 1,707 pass the Township’s tests. A lot passes when it is no larger than 4,050 m² (about an acre), on water and sewer, and not heritage-designated.
| Lot size | Homes allowed |
|---|---|
| 280 m² (3,014 sq ft) or less | Up to 3 |
| Over 280 m², up to 4,050 m² (about an acre) | Up to 4 |
| A typical Murrayville house lot: 8,150 sq ft (757 m²) | Up to 4 |
A home can be a house, one secondary suite in it, a detached garden suite, or a unit in a duplex, three-plex or four-plex. The Township asks for one parking space per home, and at least two per lot. Its Zoning Bylaw sets more conditions, so check one lot at a time with Township planning.
How the rule works: the Township adopted it on 18 November 2024. Five lots are heritage-designated, and 80 sit in the conservation area around Murray’s Corner, which can add design review.
Source: Township of Langley, Small-Scale, Multi-Unit Housing page; Township of Langley open data, Parcel Attributes, retrieved 19 October 2026; lots measured 21 October 2026. Believed accurate, not guaranteed.
The airport and the floodplain
All of Murrayville is inside Langley Regional Airport’s zoning area. The cap on buildings is 150 feet above the airport’s reference point, but at any spot it is at least 30 feet above the ground there.
The Province’s floodplain mapping, last drawn in 1994, covers about 5% of Murrayville in the north-west corner along the Nicomekl River, where 15 house lots sit.
- Blue hatching: the Province’s mapped floodplain, here along the Nicomekl River.
- Faint horizontal lines: the airport zoning area, where height limits apply. It covers all of Murrayville.
Source: Province of British Columbia floodplain mapping, Township of Langley open data, Langley Airport Zoning Regulations, measured 21 October 2026. Believed accurate, not guaranteed.
Selling a Murrayville home
Your home’s price is set by what similar homes nearby sold for (how a home’s value is worked out). The net proceeds calculator shows what you would keep. The days below are the average from listing to sale for detached homes. The board series this page uses has no Murrayville figure, so All of Langley, which includes it, stands in.
The monthly letter
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Bronson Job PRECMomentum Realty Inc.
Murrayville feels like a small town inside Langley.
If you’re looking at homes in Murrayville, I’d be glad to represent you as your REALTOR® and set up tours.
If you own in Murrayville and are thinking of selling, I’d be glad to help you price it and sell it.
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I’m Bronson Job, a REALTOR® (PREC) with Momentum Realty Inc., so I earn a commission when I help someone buy or sell. These guides are general information, not advice on your specific situation, and I take no payment from any third party named in them. How I verify
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Sources (44)
- Places: Traveller’s Hotel, 21628 48 Avenue; Murrayville Community Hall, 21667 48 Avenue (Township parcel layer, zone P-1); W.C. Blair Recreation Centre, 22200 Fraser Highway; Murrayville Town Pub, 22070 48A Avenue; IGA, 22259 48 Avenue; Langley Memorial Hospital, 22051 Fraser Highway. From the Murrayville Community Plan (Bylaw 2661) and OpenStreetMap
- Hospital: drive time as a range across 24 homes in Murrayville, measured October 17, 2026, by car at free-flow road speeds, so with clear roads (2–6 minutes, median 4; method under Drive times below). Bay counts: 31 treatment bays before the 2021 expansion and 49 after, from the BC Government news release, 2021 emergency department opening
- SkyTrain: the opening date is from the Surrey Langley SkyTrain project site
- Buses: how often bus 560 runs is from TransLink’s published schedule (GTFS feed 26SEP_20261016, valid 7 September 2026 to 3 January 2027), measured 17 October 2026 on a weekday (14 October 2026): the middle gap between buses in each window (peak 6 to 9 am and 3 to 6 pm, midday 9 am to 3 pm, evening 6 to 10 pm), at the stop nearest Five Corners (Eastbound 48 Ave @ 219 St). Weekends run the same gaps. Route and arrival data used in this product or service is provided by permission of TransLink. TransLink assumes no responsibility for the accuracy or currency of the Data used in this product or service.
- Building more than one home: zoning amendments adopted 18 November 2024 (the Township’s page below lists the tests). Counted from the Township of Langley open data, Parcel Attributes, measured 21 October 2026: 4,028 parcels have their centre inside the Murrayville boundary, and 1,746 of them are zoned R-1A, R-1B, R-1D, R-1E, SR-1 or SR-3 (detached housing). Of those, 1,707 pass the size, water-and-sewer and heritage tests (the Township’s other tests are not published as data and are not counted), five are heritage-designated and 80 are in the conservation area. A lot counts as under the limit at 4,050 m² (43,594 sq ft) or less, measured from its outline; as connected when the parcel record shows both a water and a sewer connection; as heritage-designated when its heritage code names a designation bylaw; and as in the conservation area when its record says Murrayville. The Township describes this data as a general reference, not for site-specific decisions. Contains information licensed under the Open Government License – Township of Langley. Township of Langley, small-scale multi-unit housing
- Floodplain: Province of British Columbia, Mapped Floodplains in BC (Historical), the Serpentine and Nicomekl Rivers floodplain designated September 1994, drawn as published. Its share of Murrayville is counted on a grid of 59,005 points inside the community boundary (measured 21 October 2026); 15 lots zoned for a detached house have their centre inside it. Contains information licensed under the Open Government Licence – British Columbia. BC Data Catalogue
- School catchment lines: drawn from the Langley School District (SD35) catchment maps, which the district publishes as georeferenced PDF files (elementary maps last edited 28 February 2025, secondary 26 November 2018; retrieved 23 September 2026). The district states no licence. SD35 catchment maps
- Homes for sale and sold: October 2026, detached homes across Langley, 431 for sale and 58 sold. The board’s months of supply, 6, divides the homes for sale by the average monthly sales of the past twelve months, not by the month’s sales alone; from the Fraser Valley Real Estate Board monthly statistics loaded into the site’s Market Insights.
- Prices of neighbouring areas: the board’s detached benchmark for October 2026, from the same monthly statistics, is all of Langley $1.45M, Walnut Grove $1.30M, Willoughby $1.42M, Brookswood-Fernridge $1.38M, Langley City $1.17M.
- Zoning: the Murrayville Community Plan (Bylaw No. 2661) was adopted on April 17, 1989 and has been consolidated since, including the Township’s 2025 Official Community Plan update.
- Name and history: Paul Murray settled a farm here in 1874, and the village is named for him. The Traveller’s Hotel is on the Canadian Register of Historic Places. North of Five Corners the boundary narrows to a strip that holds Langley Regional Airport; the Nicomekl River and the Logan Creek Flood Channel run through its north-west corner (OpenStreetMap).
- Airport: the Township of Langley open-data Airport Regulation Zone covers 100% of the grid inside the Murrayville boundary (measured 21 October 2026). The federal Langley Airport Zoning Regulations (C.R.C., c. 91), section 3 and Part IV, set the outer surface at 150 feet above the airport reference elevation and never lower than 30 feet above the ground; the regulations are current to 30 September 2026 (retrieved 18 October 2026). The Township’s open data holds no aircraft noise map (catalogue searched 21 October 2026). Contains information licensed under the Open Government License – Township of Langley. Langley Airport Zoning Regulations
- Cash to close: the price field starts at the board benchmark for a typical detached home across Langley to the nearest $5,000 ($1,450,000), not a listing; the cash total at that price is $149,000, from the same function the calculator runs. Title insurance is one figure at every price: $200 under $800,000, $1,000 from $1,500,000, and the middle of the range between (Fact Bank bc.title_insurance.overview).
- The down payment is the legal minimum: 20% above $1,500,000, the default-insurance cap in force from December 15, 2024, and 5% of the first $500,000 plus 10% of the rest at or below it (Fact Bank cmhc.insurance_cap, retrieved August 2, 2026). Canada Mortgage and Housing Corporation
- Transfer tax is 1% of the first $200,000 and 2% of the rest up to $2,000,000, set by the final price after subjects; no exemption is counted in the page’s tool (BC Property Transfer Tax Act; Fact Bank bc.ptt.brackets, retrieved September 24, 2026).
- Legal fee: $1,500 to $2,000 for a routine residential purchase, a lawyer or a notary. No regulator or professional body publishes a range (Fact Bank bc.purchase.legal_notary_fee). The total counts it at the middle of its range.
- Title insurance: a one-time premium paid at closing, listed as its own line on the statement of adjustments, and no premium schedule is published. Observed premiums: $200 on a $750,000 strata home (2020) and $1,000 on a $1,735,000 detached house (2022). Fact Bank bc.title_insurance.overview, citation: statements of adjustments, 2020 to 2025, retrieved 13 October 2026.
- Photo, Traveller’s Hotel, Murrayville, 2012: Mwoodbc, Creative Commons Attribution-ShareAlike 3.0; cropped to 3:2 and colour-balanced (one grade for all three photos). Original: Wikimedia Commons file page
- Photo, Five Corners roundabout, Murrayville, 2012: James.bc, Creative Commons Attribution-ShareAlike 3.0; cropped to 3:2 and colour-balanced (one grade for all three photos). Original: Wikimedia Commons file page
- typical detached home across Langley · board benchmark, October 2026: Fraser Valley Real Estate Board monthly statistics, detached homes, region F60, loaded into the site’s Market Insights. A benchmark is the board’s price for a typical home, not an average of sales; a specific home may sell above or below. October 2026.
- Neighbour table: Fraser Valley Real Estate Board monthly statistics, detached homes, October 2026: All of Langley region F60, Walnut Grove region F61, Willoughby region F63, loaded into the site’s Market Insights. The all-home snapshot differs because it counts every property type.
- Homes are chosen by their map position inside the boundary drawn at the top (Township of Langley open data), not by the feed’s neighbourhood name. The count is live today and covers every home type. The price table is the board’s month-end figures for detached homes only.
- Drive times: Each time is a range across 24 homes spread evenly over the Murrayville boundary, chosen from the Township’s parcel layer (residential zones, 1,518 parcels). Each home is routed by car to the destination on OpenStreetMap at free-flow road speeds, so the times are clear-roads floors. The range is the shortest and longest, given to the nearest minute. No centre point is used.
- Hospital: Across the 24 homes the drive to the hospital is 2 to 6 minutes (median 4), 0.7 to 3.6 kilometres. The list of homes and each time: scripts/maps/data/murrayville.spread.md.
- Days to sell: The average days on market of the detached homes that sold in each area, as the board reports them, over the twelve months to the month on file, loaded into the site’s Market Insights. An average of a few sales moves a lot with one slow or fast sale.
- Lot drawings: The lots are the median house lot of the Township’s parcel outlines by the one rule every guide uses (1,746 house lots, every detached house zone, the outline’s own area, to the nearest 50 square feet): 8,150 square feet across Murrayville, 10,000 west of the Five Corners roundabout (405 lots) and 7,500 east of it (1,341 lots). Parcel outlines are not BC Assessment, so a listing may show a figure a few percent different. Measured 18 October 2026. Lot plans: frontage and depth are the median shorter and longer side of the house lots within 10% of each place's median area, fitted with their smallest enclosing rectangle on the Township of Langley's parcel outlines (open data, Parcel Attributes, measured 2026-10-21) and given to the nearest foot. Setbacks are the minimums for a principal building on a lot entered from the street in Township of Langley Zoning Bylaw 1987 No. 2500, as amended by Bylaw 6020: R-1A s.401.5(1), R-1B to R-1E s.402.4(1), R-CL s.403.8(1), SR-1 to SR-3 s.301.5(1), s.302.4(1) and s.303.4(1). The house (1,000 square feet on each of two floors) and the yard behind it are an example worked out from those numbers.
- Zoning: No parcel inside the boundary is zoned R-2 or RT-1. Detached zones: R-1A 30, R-1B 155, R-1D 966, R-1E 374, SR-1 143, SR-3 78. 1,726 of the 1,746 are 43,594 sq ft or under.
- Hospital expansion: The 2021 emergency expansion opened on May 4, 2021 and cost about $39 million: $29.32 million from the Province through Fraser Health and $10 million from the Langley Memorial Hospital Foundation.
- Schools: Share of the land by catchment: a grid of points about six metres apart inside the Township community boundary, each tested against the Langley School District (SD35) catchment polygons for elementary and secondary schools. James Hill Elementary and Langley Secondary 95% each, Peterson Road Elementary and D.W. Poppy Secondary 5% each, to the nearest 5%, measured 17 October 2026. The 5% is the eastern end: those points lie between 70% and 100% of Murrayville’s width from its west edge, centred about 2,085 metres east of Five Corners. The data: scripts/maps/data/murrayville.catchments.json. The district’s own maps: SD35 catchment maps
- Map: The line map is drawn from Township of Langley open data (community boundary) and OpenStreetMap, retrieved 16 October 2026; the streets and ground beyond the boundary, 21 October 2026.
- Hansard, 30 November 2023, p.m. (Issue 375): Royal Assent to Bills 44 and 47, Legislative Assembly of British Columbia
- Order in Council 673/2023: brings sections of the Housing Statutes (Residential Development) Amendment Act, 2023 (Bill 44) into force effective 7 December 2023, BC Laws
- Small-Scale Multi-Unit Housing Regulation, B.C. Reg. 262/2023 (section 2(4): the bus stop test), BC Laws
- Small-scale multi-unit housing (SSMUH), BC Government
- Small-Scale, Multi-Unit Housing — Provincial Policy Manual & Site Standards, BC Government
- Bill 25 — 2025: Housing and Municipal Affairs Statutes Amendment Act, 2025, BC Laws
- Bill 25 SSMUH Policy Bulletin, BC Government
- Small-Scale, Multi-Unit Housing — Township of Langley, Other
- Local Government Transit-Oriented Areas Regulation, BC Reg 263/2023, BC Government
- Transit-oriented areas (Province of British Columbia), BC Government
- Vancouver Charter Transit-Oriented Areas Regulation, BC Reg 265/2023, BC Government
- Provincial Policy Manual: Transit-Oriented Areas, BC Government
- Local government housing initiatives, BC Government
- B.C.'s Transit-Oriented Development Program, BC Government
Last checked 21 October 2026. Text and figures are licensed Creative Commons Attribution 4.0.