Home Langley, BC Willoughby Heights 11 20134 81a Avenue

11 20134 81a Ave, Langley BC - Townhouse for Sale - MLS# R3114191

131 days on the market

$899,000

Est. Mortgage $3,977/mo

Listing updated: Jun 26, 2026 at 12:05am

EstateBlock checked: Sep 6, 2026 at 04:25am

Emerge

4 Beds

3 Baths

1465 sqft

614 $ /sqft

327.23 $ Maint. fee

2023 built

5.4% price reduction

131 days on the market

$899,000

$949,900

Est. $3,977/mo with 20% down

Listing updated: Jun 26, 2026 at 12:05am

EstateBlock checked: Sep 6, 2026 at 04:25am

Photos

Exterior Front Photo of 11 20134 81a Avenue, Langley, BC

Exterior Rear Photo of 11 20134 81a Avenue, Langley, BC

Living Room Photo of 11 20134 81a Avenue, Langley, BC

Family Room Photo of 11 20134 81a Avenue, Langley, BC

Dining Area Photo of 11 20134 81a Avenue, Langley, BC

Kitchen Photo of 11 20134 81a Avenue, Langley, BC

Kitchen Island Photo of 11 20134 81a Avenue, Langley, BC

Pantry Photo of 11 20134 81a Avenue, Langley, BC

Breakfast Nook Photo of 11 20134 81a Avenue, Langley, BC

Primary Bedroom Photo of 11 20134 81a Avenue, Langley, BC

Welcome to EMERGE! This stunning, meticulously cared for 4 bed, 3 bath home was built in 2023 by Essence Properties and offers modern luxury in a central location near schools, transit, shopping, and parks. The bright main floor features 9' ceilings and a chef’s kitchen with a massive island with eating bar, quartz counters, and stainless appliances. The master suite impresses with 10' ceilings, a walk-in closet, and private ensuite. Enjoy mountain views from your balcony & top floor, and all day sun in the south-exposed fenced yard. Premium finishes include luxury vinyl & tile flooring, forced air heating with AC, hot water on demand, and a double garage with an EV plug. Perfect for families seeking style and convenience in a nearly new home. Call for your private viewing today!

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished, Partial
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Heating Type	Forced Air
Cooling	Air Conditioning
Laundry	In Unit
# of Kitchens	1
Flooring	Tile, Vinyl, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Playground, Balcony
View Description	Northshore Mountains
Roof	Torch-On
Structures	Residential Attached

Building Details

Price	$899,000
Total Bedrooms	4
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	1465
Year Built	2023
Age Of Building	3
Building Type	Townhouse
Property Type	Residential
Architecture Style	3 Storey
Stories	2
Building Amenities	Maintenance Grounds, Management
Building Name	Emerge
Ownership Type	Freehold Strata
Maintenance Fee	$327.23
Community Features	Shopping Nearby
Amenities Nearby	Maintenance Grounds, Management
Utility Type	Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Guest, Garage Door Opener
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Rental Restrictions	100
Units In Development	19

Lot & Land

MLS^® #	R3114191
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 4L4
Gross Taxes	$3,211.78
Zoning	CD-144

Property Timeline

Status	Date	Price
R3114191 / Active	04-28-2026	$899,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	13'5 x 13'5 ft
Main Level	Living Room	15'4 x 15'4 ft
Main Level	Dining Room	11'7 x 11'7 ft
Above Level	Primary Bedroom	11'10 x 11'10 ft
Above Level	Walk-In Closet	7' x 7' ft
Above Level	Bedroom	10'5 x 10'5 ft
Above Level	Bedroom	10' x 10' ft
Below	Bedroom	8'7 x 8'7 ft
Below	Foyer	9'5 x 9'5 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	No	#4
Above Level	Yes	#4

Listed by: Royal LePage Little Oak Realty

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.

Map & Neighbourhood

Public Schools

Elementary
Willoughby Elementary School: Above Average 1.31 km 7.1/10
Middle
Yorkson Creek Middle School: Average 1.22 km 6.4/10

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

Private Schools

Elementary
Fraser Valley School: Average 3 km 5.9/10
Elementary, Secondary
King's School: Above Average 3.42 km 7.3/10

Closest Transit

Bus Stop
Eastbound 80 Ave @ 200 St: 0.26 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 3.95 km

Crime Rate

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

Demographics

Post-Secondary Education: Average 27.3%
No Certificate/Degree: Below Average 10%
Owner Occupied: Above Average 81.5%
Employment Rate: Average 66%

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

72 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $898,101

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.95 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WILLOUGHBY HEIGHTS compares

This property

131 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

11 20134 81a Avenue has a sell-speed score of 72/100, placing it in the "Expected to sell within weeks" band. The listing is priced 0.1% above comparable active properties in Willoughby Heights. The local market is currently a Seller's Market with a sales-to-active ratio of 30.8% — buyers are active. With only 299 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.

Climate Risk for V2Y 4L4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 4L4, 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 (BC ENV 2024). Nearest station: Surrey East, Surrey (~2.9 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - District 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.

Nearby Restaurants, Cafes & Shops

Shopping (12 nearby)

Fluid spa + salon · 352 m · Hairdresser
Provisions · 469 m · Gift Shop
Haides · 492 m · Hairdresser

Restaurants (11 nearby)

Sidebar grill · 457 m · Restaurant
Barburrito · 523 m · Fast Food
Stacked pancake & breakfast house · 526 m · Restaurant

Groceries (6 nearby)

Blacksmith bakery · 459 m · Bakery
Aura natural market · 511 m · Supermarket
The butcher · 517 m · Butcher

Gyms (4 nearby)

Langley gymnastics · 418 m · Gym
Willoughby community centre · 547 m · Gym
Bocce court at willoughby community park · 617 m · Gym

Cafes (2 nearby)

Gong cha · 511 m · Cafe
Tim hortons · 563 m · Cafe

Healthcare (2 nearby)

Value drug mart · 523 m · Healthcare
Happy face pharmacy and medical clinic · 920 m · Healthcare

Transit (1 nearby)

Bus stop eastbound 86 ave @ 200 st · 998 m · Transit

Schools NearBy

15 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 259 m
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 710 m
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 960 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.22 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.31 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.82 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.85 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.02 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.03 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.16 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.26 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.44 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.51 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.92 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 3.00 KM

Walkability & Transit Near 11 20134 81a Avenue

Car-Dependent 37

Walk Score - Car-Dependent

Most errands require a car

Some Transit 40

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 55

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 11 20134 81a Avenue

2026 assessed value, sourced from City of Langley open data (PID 031-929-311).

Total Assessed Value (2026)

$930,000

-3.0% YoY

-4.8%/yr over 2 yr

2024 Value Trend 2026

Land

$694,000

Buildings

$236,000

Year Built

N/A

Class

039

Zoning

CD-144

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$694,000	$236,000	$930,000	-3.0%
2025	$715,000	$244,000	$959,000	-6.5%
2024	$765,000	$261,000	$1,026,000	—

Mortgage Calculator for 11 20134 81a Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $268

Maintenance fee 327.23

With a 20% down payment, buyers can expect an estimated $4,029/month in total housing costs on this $899,000 property — $3,434 mortgage payment, $268 property tax, $327 maintenance fee.

or Call 778-918-5990

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

Listing data last synced: Jun 26, 2026

Investment Cashflow Calculator

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $3,166/month estimated rent and $4,085/month in total housing costs, this property has a -$919/month cashflow. Break-even down payment: approximately 42%.

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

Estateblock Rent Estimate for 11 20134 81a Avenue, Langley

Buy Vs Rent Calculator

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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.