Uplands, Langley - July 2026 Real Estate Report

Uplands, Langley: Your Home Is Worth More Than the City Thinks - Here's the Proof

If you've been watching the "For Sale" signs in Uplands and wondering what's actually going on with prices, here's the straight answer: the city's assessment is already behind. The average assessed value sits at $1,429,052, but the average HonestDoor Price is $1,477,306 - that's $48,254 more than what the government has on file. For a homeowner, that gap is real money.

The Vibe: What's Happening With Houses vs. Condos in Uplands

Let's break it down for us locals, because houses and condos are telling two very different stories right now.

Houses: Holding Strong at the Top of the Market

Houses in Uplands are sitting above average in price for Langley - ranked 6th out of 16 comparable neighbourhoods. That's a solid position. The average sale price is $1,338,750, and the predicted market value is pushing even higher at $1,518,437, which is trending up from the 3-month moving average of $1,501,024. That upward momentum matters.

• Average sale price: $1,338,750
• Price per square foot: $666
• Predicted market value: $1,518,437
• 3-month moving average: $1,501,024
• Estimated monthly rent: $5,590
• Rental yield: 4.04%
• Recent value change: +0.13%
• Growth rank: 11 out of 17 in Langley

The honest take on that growth rank? 11th out of 17 puts us in the below-average tier on the neighbourhood leaderboard. Uplands isn't leading the pack on growth right now - it's taking a breather. But the price rank tells a different story. Being 6th out of 16 on price means we're in the upper tier of what Langley has to offer. You're paying for a premium address, and buyers know it.

Compare that to nearby Alice Brown, where houses are selling at $1,200,000 on average. Uplands commands a premium over the neighbours, and that gap is holding.

Condos: A Tougher Spot on the Leaderboard

We'll be straight with you on condos - the numbers are softer. The average HonestDoor Price is $512,333, down 0.81% from the previous period. The predicted value of $516,500 is creeping up from the 3-month moving average of $508,011, which is a small positive sign. But the growth rank of 15th out of 16 in Langley puts Uplands condos near the bottom of the neighbourhood leaderboard right now.

• Average HonestDoor Price: $512,333 (down 0.81%)
• Predicted market value: $516,500
• 3-month moving average: $508,011
• Estimated monthly rent: $2,603
• Rental yield: 3.80%
• Airbnb estimate: $128 per night
• Recent value change: -1.55%
• Growth rank: 15 out of 16 in Langley

That -1.55% recent value change is something condo owners should watch. It's not a freefall, but it's a signal to pay attention. Nearby Simonds condos are averaging $694,025 - significantly higher - while Blacklock and Nicomekl are cheaper options pulling buyer attention away from Uplands condos.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment Right Now

Here's the thing about your city assessment - it's a snapshot from the past. It's calculated once a year using data that's already months old by the time it lands in your mailbox. The market doesn't wait for paperwork.

The HonestDoor Price is a real-world check updated in real time. For Uplands houses, it's already running $48,254 ahead of the assessed value - 3.38% higher. If you're making any financial decision based on your tax assessment alone - whether that's a home equity line, a sale price conversation, or just knowing your net worth - you're working with a number that's already out of date.

With 503 properties assessed in Uplands this year, there's enough data to make the HonestDoor Price a genuinely reliable read on what your home is worth today, not what the city thought it was worth last year.

The 'So What?': Thinking About Selling This Summer?

If you own a house in Uplands and you're thinking about listing this summer, the window is real but it requires smart pricing. Here's what the data is telling us:

• Your home is likely worth more than your assessment - use the HonestDoor Price as your starting point
• Predicted values are trending up, which gives sellers some leverage heading into summer
• Uplands commands a price premium over Alice Brown, Blacklock, and Simonds - that's a selling point worth using
• Growth is middling at 11th out of 17, so don't expect a bidding war frenzy - price it right and it moves
• Rental demand is strong at $5,590 per month estimated, which attracts investor buyers alongside owner-occupiers

For condo owners, the honest advice is to move sooner rather than later if you're considering a sale. A growth rank of 15th out of 16 and a recent value dip of -1.55% suggests the condo market in Uplands is under pressure. Waiting for a rebound that isn't clearly signalled in the data is a gamble. Know your HonestDoor Price, price competitively, and get ahead of the trend.

Bottom line: Uplands is a premium address in Langley. Houses are holding their value and trending up. Condos need a closer look. Either way, your city assessment is not the number to rely on - check your HonestDoor Price first.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.