Home Langley, BC Langley City Arbutus Court 105 20240 54a Avenue

105 20240 54a Ave, Langley BC V3A 3W7 – Condo for Sale – MLS® R3180886

105 20240 54a Avenue, Langley, British Columbia V3A 3W7

Langley Condos for Sale

4 days on the market

$449,900

Est. monthly cost $2,538/mo

Updated with MLS® - Nov 7, 2026 at 03:10am

Arbutus Court

2 Beds

2 Baths

1133 sqft

397 $ /sqft

476.8 $ Maint. fee

1994 built

NEW

Photos

Bright, spacious and beautifully presented, this corner home at Arbutus Court delivers the extra room you've been looking for. An inviting living room with gas fireplace opens to the balcony, while separate dining and eating areas offer flexibility for entertaining, working from home or everyday living. The generous primary features a walk-in closet and private ensuite, complemented by a well-sized second bedroom. Enjoy in-suite laundry, parking, storage locker and a guest suite for visitors. Centrally located near shopping, recreation and transit, with the future Langley City Centre SkyTrain Station just a short walk away. Comfortable, connected living in a growing community.

Building 27 fields Inside & out 13 fields Lot & land 7 fields

Building Details

Price	$449,900
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1133
Year Built	1994
Age Of Building	32
Building Type	Apartment/Condo
Unit Style	Corner unit
Property Type	Residential
Stories	1
Building Amenities	Trash, Maintenance Grounds, Management, Snow Removal
Building Name	Arbutus Court
Ownership Type	Freehold Strata
Maintenance Fee	$476.8
Community Features	Shopping Nearby
Amenities Nearby	Trash, Maintenance Grounds, Management, Snow Removal
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Under Building, Lane Access, Garage Door Opener
Total Parking Spaces	2
Strata Restrictions	Rentals Allowed,Rentals Allwd w/Restrctns
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two)
Rental Restrictions	100
Units In Development	28

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Guest Suite
Fireplace	1
Heating Type	Baseboard, Natural Gas
Laundry	In Unit
# of Kitchens	1
Flooring	Hardwood, Tile, Vinyl, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Torch-On
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3180886
Area	Langley
Neighbourhood	Langley City
City	Langley
Postal Code	V3A 3W7
Gross Taxes	$2,974.72
Zoning	R3

Property Timeline

Status	Date	Price
R3180886 / Active	11-03-2026	$449,900
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Foyer	9'3 x 9'3 ft
Main Level	Living Room	16'0 x 16'0 ft
Main Level	Dining Room	13'7 x 13'7 ft
Main Level	Eating Area	7'8 x 7'8 ft
Main Level	Kitchen	9'0 x 9'0 ft
Main Level	Laundry	5'7 x 5'7 ft
Main Level	Primary Bedroom	13'5 x 13'5 ft
Main Level	Walk-In Closet	5'3 x 5'3 ft
Main Level	Bedroom	9'5 x 9'5 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4
Main Level	Yes	#3

Listed by: Royal LePage Elite West

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

About the building: Arbutus Court

20240 54A Avenue, Langley City, Langley

Arbutus Court building details

Building

Built: 1994
Homes: 28
Construction: Other, Frame - Wood
Title: Freehold Strata
Strata plan: LMS1448
Managed by: Teamwork Property Management
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: ManagementGasGardeningGarbage Pickup

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Arbutus Court

For sale: 1
Median ask: $450K
Median $/sqft: $397
Days on market: 4
Sold, past year: 1

This home

$397/sqft, in line with the building median of $397.

Homes for sale at Arbutus Court, Langley Recent sold listings in Arbutus Court, Langley

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map, sell speed & climate

SkyTrain 0.61 km · Langley Secondary School 5.2/10 · 2.29 km · crime high · sell-speed score 53/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (52 nearby)

Guys & gals hair · 207 m · Hairdresser
Alat hair designs · 234 m · Hairdresser
Unique nails · 242 m · Beauty Shop

Restaurants (36 nearby)

Langley vietnamese cuisine · 226 m · Restaurant
Panago · 327 m · Fast Food
Silver dragon restaurant · 328 m · Restaurant

Cafes (11 nearby)

Red velvet cafe · 546 m · Cafe
Projekt + blend · 580 m · Cafe
Starbucks · 593 m · Cafe

Groceries (9 nearby)

Sheffield & sons · 307 m · Convenience
Michael's nofrills · 384 m · Supermarket
Holland shopping centre · 521 m · Supermarket

Healthcare (6 nearby)

Community pharmacy · 329 m · Healthcare
Pharmachoice · 361 m · Healthcare
Fraseâ medicine centre pharmacy · 559 m · Healthcare

Transit (2 nearby)

Skytrain @ langley city centre station ( under construction till 2029) station · 610 m · Transit
Bus stop langley centre @ bay 5 · 790 m · Transit

Public Schools

Secondary
Langley Secondary School: Average 2.29 km 5.2/10
Elementary
Nicomekl Elementary School: Average 0.52 km 4.7/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary
Whytecliff Agile Learning Centre-Langley: Average 0.86 km 4.4/10
Elementary,Secondary
Crescent Heights Academy: Above Average 2.53 km 9.5/10

Closest Transit

Bus Stop
Northbound 203 St @ 54 Ave: 0.16 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 0.61 km

Crime Rate

Total Crime Rate: High
Violent Crime Rate: Above Average
Property Crime Rate: High

Demographics

Post-Secondary Education: Below Average 12.7%
No Certificate/Degree: Above Average 19.9%
Owner Occupied: Average 72.2%
Employment Rate: Average 54.6%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

53 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $442,129

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 0.61 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How LANGLEY CITY compares

This property

4 DOM

Listed

105 20240 54a Avenue has a sell-speed score of 53/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 1.8% above comparable active properties in Langley City. The local market is currently a Balanced Market with a sales-to-active ratio of 15.5% — conditions are balanced. With 420 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V3A 3W7

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3A 3W7, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 4.6 µg/m³ — meets WHO 2021 guideline. Nearest station: Surrey East, Surrey (~4.3 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - City currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~9 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30.1 °C baseline, ~32.7 °C projected. Tropical nights (>18 °C): ~0 baseline, ~1 projected.

Precipitation Increasing

Annual precipitation ~1517 mm (1981–2010 baseline), projected ~1577 mm by the 2050s. Extreme 1-day rainfall: ~52.1 mm baseline, ~57.8 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Schools NearBy

21 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 363 m
Nicomekl Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	4.7 / 10	Distance 522 m
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 802 m
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 861 m
Blacklock Fine Arts Elementary School	Public	Grades Served K-5	Catchment Info —	5.5 / 10	Distance 960 m
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 1.03 KM
H D Stafford Middle	Public	Grades Served —	Catchment Info —	2.5 / 10	Distance 1.14 KM
Simonds Elementary School	Public	Grades Served K-5	Catchment Info —	3.2 / 10	Distance 1.34 KM
Uplands Elementary School	Public	Grades Served K-6	Catchment Info —	6.4 / 10	Distance 2.16 KM
Langley Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.2 / 10	Distance 2.29 KM
James Hill Elementary	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 2.36 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.37 KM
Latimer Road Elementary School	Public	Grades Served K-7	Catchment Info —	3.2 / 10	Distance 2.37 KM
Alice Brown Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 2.37 KM
Crescent Heights Academy	Independent	Grades Served —	Catchment Info —	9.1 / 10	Distance 2.53 KM
Hazelgrove Elementary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.53 KM
U-Connect	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 2.59 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.66 KM
des Voyageurs	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.71 KM
OneSchool Global Vancouver	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.79 KM
Belmont Elementary School	Public	Grades Served K-7	Catchment Info —	6.0 / 10	Distance 2.98 KM

Walkability & Transit Near 105 20240 54a Avenue

Walker's Paradise 90

Walk Score - Walker's Paradise

Daily errands do not require a car

Good Transit 63

Transit Score - Good Transit

Many nearby public transportation options

Very Bikeable 80

Bike Score - Very Bikeable

Biking is convenient for most trips

Costs & calculators

Monthly cost about $2,538/month · rent estimate $1,853/month · owning catches up with renting by year 16 · cash flow if rented −$830/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 105 20240 54a Avenue

$2,538 /month

Principal & Interest $1,813

Property Taxes $248

Maintenance fee $477

The estimated monthly cost of 105 20240 54a Avenue, Langley is $2,538: $1,813 principal and interest with 20% down over 30 years at 4.45%, plus $248 property tax and $477 strata fee.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

−$830 /month

Mortgage Payment $1,813

Monthly Cash Flow −$830

Break Even Down Payment 57%

Cap Rate -2.2%

Cash on Cash -11.1%

If 105 20240 54a Avenue, Langley were rented at $1,853 a month with 5% vacancy, it would fall $830 a month short of the mortgage and carrying costs; about 57% down would break even.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 105 20240 54a Avenue, Langley

$1,853 / month

Rent $1,853

Own $2,538

Principal: $583/mo Interest, tax, insurance, fees: $1,955/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$488/mo (year 1) → ~$1,135/mo (year 20) → ~$1,693/mo (year 29).

Net cost to own at year 5 ~$1,955/mo About $102/mo more than renting

EstateBlock estimates 105 20240 54a Avenue, Langley would rent for about $1,853 a month.

Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.

Rent vs own: 105 20240 54a Avenue

Rent vs own

Owning catches up by year 16

With 20% down ($89,980) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $32,074

Principal paid off by year 10 $72,123

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Renting 105 20240 54a Avenue, Langley is cheaper at first, but owning catches up by year 16, with $32,074 of principal paid off by year 5 and $72,123 by year 10.