Top 5 WORST Neighbourhoods to Live in Langley British Columbia

Top 5 WORST Neighbourhoods to Live in Langley, BC

Quick disclaimer before I get started: if I name a neighbourhood that you live in, or one you don't agree with, please do not be offended. This list is based off crime stats, although I do believe that they are pretty accurate.

Langley is divided into two municipalities: Langley Township and Langley City. Each has its unique features and appeals, but it's essential to understand the differences for anyone considering moving or investing in the area.

Key Characteristics:

• Location: Central to the Lower Mainland, bordered by Surrey and surrounded by the Langley Township.
• Real Estate Market: Generally offers lower home prices than Langley Township, which may appeal to first-time buyers.
  • Detached Homes:
    • Langley City: $1,162,000
    • Langley Township: $1,622,000
  • Townhomes:
    • Langley City: $785,000
    • Langley Township: $889,000
  • Apartments:
    • Langley City: $562,000
    • Langley Township: $609,000
• Development Trends: Properties mostly constructed between the 1960s and 1990s, with ongoing projects, especially around the planned SkyTrain extension set to improve transit accessibility.

Neighbourhoods to Avoid

While Langley has its attractive features, certain neighbourhoods are deemed less favourable. Here, we outline the five neighbourhoods you might want to think twice about before making any housing commitments.

1. Aldergrove

   • Location: Easternmost point of Langley Township.
   • Demographics: Approximately 16,000 residents with mixed-use land (residential, commercial, agricultural).
   • Concerns:
     • Crime rates are 26% higher than the rest of Langley and a staggering 286% above the national average, with violent crime rates 190% above the national average.
     • High levels of poverty and homelessness, particularly in downtown areas.
     • The many vacant storefronts along the main road do not help, and the worst of it sits around the downtown portion and the commercial spaces along Fraser Highway.
   • Future Development: Plans for the Aldergrove Town Centre could improve the area's appeal, a master planned community of low-rise buildings with easy access to transit, restaurants, groceries & amenities. The OCP shows plans for the community to keep developing further into the future.
   • Real Estate Prices:
     • Detached Homes at $1,257,000,
     • Townhomes at $629,000,
     • Apartments at $511,000.
   • On Price: That is clearly a significant discount in comparison to the rest of Langley, but the reasons for that discount should be pretty clear from everything above.

   The Trade-off: the crime, the poverty and the homelessness are concentrated around downtown Aldergrove and the commercial strip. The residential areas with single-family homes further from downtown are about as safe as anywhere else in Langley, so it's not all bad. The commute is the other catch: Aldergrove is a little further out, and Fraser Highway can be a little bit slow during rush hour. If you don't time it right, you can expect a 15 to 20 minute drive to any of the major malls or shops. It's just not a very walkable community either, so you're going to want to own a vehicle unless you live right downtown.

2. Willowbrook

   • Location: Near the Surrey-Langley border, inside the Township of Langley. Of the neighbourhoods on this list, Willowbrook is about as close as it gets to Langley City, because it directly borders it.
   • The Area: Essentially everything surrounding the Willowbrook Shopping Centre, along with the commercial and industrial buildings around it.
   • Challenges:
     • Crime rates here are 29% higher than the Langley average and 298% above the national level, with violent crime rates 199% above the national level.
     • The presence of a large shopping centre tends to attract the wrong crowd, and it's not uncommon to see people hanging around who make the area feel less safe.

   The Trade-off: the wrong-crowd problem here follows the commercial core, because Willowbrook surrounds the mall and the other commercial and industrial buildings. That same location is the reason people look at it in the first place: shopping is on your doorstep, and Willowbrook borders Langley City directly.

3. Nicomekl

   • Location: Northwest corner of Langley City.
   • Demographics: This is the most densely populated area in Langley City, with 80% of the recent housing starts happening here.
   • Areas to Avoid: The eastern region past 200th Street is advised against; the west side tends to be safer.
   • Crime Statistics: Crime is 47% higher than Langley, with a 352% increase above the national average and violent crime 239% above the national average.

   The Trade-off: overall this area isn't that bad, and it has a lot of new development between 196th and 200th Street south of 56th Avenue. The part to specifically avoid is anything east of 200th Street, and the safest and best part of Nicomekl is the further southwest you go, away from the downtown core.

   Where I Live: I actually live on the west side of Nicomekl near the Surrey and Cloverdale border. I personally like this pocket of Langley City for many reasons and I think there's some great value here. One reason is that it's so close to shopping and the future SkyTrain location without getting too close, which gives you the ability to take advantage of most of the benefits they bring without the burden of taking on much of the downside.

4. Downtown Langley City

   • Location: Central area within Langley City, inside the larger area of Douglas.
   • Features: Home to over 500 unique shops, services & restaurants, including the infamous one way and its long list of small businesses.
   • Concerns:
     • Crime rates are 55% higher than Langley and a staggering 378% above the national average, with violent crimes 259% above the national average.
     • There are several thrift stores and homeless outreach buildings in the neighbourhood, which attract a certain crowd.
     • You'll also find the food bank and the Cascades Casino here.

   The Trade-off: like most cities, the downtown core comes with its share of problems, this is not something unique to Langley. Downtown is where the people and the money are, and it's often where the services for homeless people and the shelters are too. Even with the recent addition of the high-end restaurant Atlas at the casino, the casino still tends to come with a negative bias towards who it attracts.

5. Douglas

   • Location: Northeast corner of Langley City, east of 203rd Street and surrounded by the Langley bypass.
   • Characteristics: This area comprises much of downtown and has one of the highest population concentrations in Langley City.
   • Issues:
     • Notable for its visible issues related to homelessness, especially near the Langley bypass and Glover Road, where the Salvation Army homeless shelter is.
     • Douglas is also where the majority of those thrift stores are located, which can attract the wrong crowd.
     • Crime rates are 58% higher than Langley and 386% above the national average, with violent crimes 265% above the national average.

   The Trade-off: this is without a doubt the worst part of Langley, but that verdict is specific to the stretch along the Langley bypass and Glover Road rather than the whole neighbourhood. Douglas is also home to downtown Langley, so the same area carries those 500 plus shops, services & restaurants.

Future Outlook and Considerations

While these neighbourhoods come with their challenges, it's worth noting that areas often perceived as undesirable can hold potential for future investment. Sometimes the areas that are the worst to live are actually some of the best areas to invest in. As Langley develops, especially with the anticipated SkyTrain extension, there's a chance for revitalization and growth.

Investment Perspective

• Hope for Improvement: With the future SkyTrain, the City of Langley is going to have a big focus on continuing to clean up and improve the area. I believe it has a similar future to Surrey City Centre, which used to be one of the roughest parts in all of Surrey. In recent years, with things like the announcement of the new UBC campus and the development of the King George Hub, that area is almost unrecognizable from what it was 10 years ago.
• Long-term Growth Potential: now may be a unique opportunity for savvy investors to capitalize on lower property prices, anticipating escalation as the community evolves. I believe many of the neighbourhoods above have the most room for growth in Langley compared to some of the newer, more developed ones that have already seen substantial increases in price, such as Willoughby.
• My Own Position: I currently live in the Nicomekl neighbourhood of Langley City. It isn't somewhere I plan to live for the long term, but it was a purchase I made with a heavy investment focus in mind.

Final Thoughts

Don't completely write off the neighbourhoods in this list, just be mindful of them. Remember, potential buyers and investors should consider multiple factors, including neighbourhood crime statistics, demographic trends, and future developments, prior to making decisions. Consult a relocation expert or real estate agent can provide invaluable insights tailored to your specific needs.

One more quick disclaimer to close on: this list is based primarily on the crime stats, and while I do believe those stats are pretty accurate, if you live in any of the areas I mentioned, please don't be offended.

If you’re serious about buying or investing in Langley, reach out to professionals who can guide you through the process, ensuring you find the right neighbourhood that aligns with your lifestyle or investment goals.

A balanced understanding of Langley, BC, will empower you to make informed decisions on where you want to live or invest.

If you’re considering moving to Langley and want to explore which neighbourhoods would suit you best, I’d be happy to help!

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