Home Langley, BC Willoughby Heights Prosper 12 20559 86 Avenue

12 20559 86 Ave, Langley BC V2Y 2B6 – Townhouse for Sale – MLS® R3166909

12 20559 86 Avenue, Langley, British Columbia V2Y 2B6

Langley Townhouses for Sale

55 days on the market

$949,900

Est. monthly cost $4,462/mo

Updated with MLS® - Nov 11, 2026 at 03:45pm

Prosper

4 Beds

4 Baths

1902 sqft

499 $ /sqft

329.79 $ Maint. fee

2023 built

OPEN HOUSE

Photos

Duplex-style living in the heart of Willoughby! This beautifully designed 4 bed, 4 bath end-unit at Prosper offers nearly 1,900 sqft of modern living with the privacy and feel of a duplex. The lower level features a bedroom, full bath and private entrance—perfect for extended family, guests, a home office. The bright main floor offers an open-concept layout with a sleek kitchen, gas range, spacious living and dining areas. Upstairs features generous bedrooms and a serene primary suite. Enjoy a double garage, private patio and excellent access to parks, schools and Carvolth Exchange. A versatile home ideal for both comfortable living and investment opportunities! Some photos are digitally staged.Open house Nov.14(Sat)from 2 to 4pm

Open houses

14 Nov, 2026 (02:00 PM to 04:00 PM)

Building 25 fields Inside & out 13 fields Lot & land 7 fields

Building Details

Price	$949,900
Total Bedrooms	4
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	1902
Year Built	2023
Age Of Building	3
Building Type	Townhouse
Property Type	Residential
Architecture Style	3 Storey
Stories	3
Building Amenities	Trash, Maintenance Grounds, Management, Snow Removal
Building Name	Prosper
Ownership Type	Freehold Strata
Maintenance Fee	$329.79
Community Features	Shopping Nearby
Amenities Nearby	Trash, Maintenance Grounds, Management, Snow Removal
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Front Access
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Yes With Restrictions

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	0
Heating Type	Forced Air
Cooling	Central Air, Air Conditioning
Laundry	In Unit
# of Kitchens	1
Flooring	Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Playground
Roof	Asphalt
Structures	Residential Attached

Lot & Land

MLS^® #	R3166909
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 2B6
Gross Taxes	$3,642.18
Zoning	CD-137

Property Timeline

Status	Date	Price
R3166909 / Active	09-17-2026	$949,900
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	15' x 15' ft
Main Level	Kitchen	10' x 10' ft
Main Level	Family Room	15' x 15' ft
Above Level	Primary Bedroom	14' x 14' ft
Above Level	Bedroom	13' x 13' ft
Above Level	Bedroom	10' x 10' ft
Below	Bedroom	13' x 13' ft

Bathrooms

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

Listed by: Luxmore 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.

About the building: Prosper

20559 86 Avenue, Willoughby Heights, Langley

Prosper building details

Building

Built: 2023
Homes: 18 in 3 storeys
Construction: Frame - Wood, Concrete Frame, Brick
Title: Freehold Strata
Strata plan: EPS9310
Managed by: ECM Strata Management LTD
Parking: Garage: Double
Lockers: Limited
Strata fee covers: Snow removalManagementGardeningGarbage Pickup

Bylaws on record

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

Market at Prosper

For sale: 1
Median ask: $950K
Median $/sqft: $499
Days on market: 55

This home

$499/sqft, in line with the building median of $499.

Still inside its 2-5-10 new-home warranty — building-envelope coverage to 2028, structural to 2033.

Homes for sale at Prosper, Langley Recent sold listings in Prosper, Langley

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

Map, sell speed & climate

SkyTrain 5.24 km · crime average · sell-speed score 71/100 (likely within weeks) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (22 nearby)

Brodeur's bistro · 394 m · Restaurant
E. m. w. - east meets west · 470 m · Restaurant
Ocean park pizza & steakhouse · 490 m · Restaurant

Shopping (14 nearby)

Champers walnut grove · 484 m · Beauty Shop
Salon chez pierre · 500 m · Hairdresser
Pharmachoice · 603 m · Pharmacy

Groceries (7 nearby)

Kin's farm market · 568 m · Supermarket
Meridian meats & seafood · 572 m · Butcher
Noor asia foods · 575 m · Supermarket

Cafes (3 nearby)

Gratia cafe · 656 m · Cafe
Cafe ricotta · 672 m · Cafe
Tim hortons · 698 m · Cafe

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 593 m · Transit
Bus stop carvolth exchange bay 13 · 608 m · Transit
Bus stop southbound 204 st @ 90a ave · 948 m · Transit

Healthcare (2 nearby)

Pharmachoice · 603 m · Healthcare
Pharmasave · 980 m · Healthcare

Gyms (1 nearby)

Walnut grove community centre · 994 m · Gym

Public Schools

Elementary
Willoughby Elementary School: Above Average 1.3 km 7.1/10
Middle
Yorkson Creek Middle School: Average 0.46 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, Secondary
King's School: Above Average 3.03 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.03 km 7.3/10

Closest Transit

Bus Stop
Eastbound 88 Ave @ 204 St: 0.52 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 5.24 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: Possible
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

71 / 100

Overall sell-speed score

Likely within weeks

B+

Price competition grade

Avg comparable: $1,006,158

Seller's

Market conditions

Seller's market — high demand area

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.24 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WILLOUGHBY HEIGHTS compares

This property

55 DOM

Listed

12 20559 86 Avenue has a sell-speed score of 71/100, placing it in the "Expected to sell within weeks" band. The listing is priced 5.6% below comparable active properties in Willoughby Heights, which is a strong competitive signal. The local market is currently a Seller's Market with a sales-to-active ratio of 23.3% — buyers are active. With 266 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 2B6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 2B6, 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 (~4.2 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.

Schools NearBy

13 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 460 m
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.11 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.12 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.13 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.14 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.18 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.20 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.31 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.63 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.79 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.86 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.04 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.10 KM

Walkability & Transit Near 12 20559 86 Avenue

Car-Dependent 44

Walk Score - Car-Dependent

Most errands require a car

Some Transit 44

Transit Score - Some Transit

A few nearby public transportation options

Bikeable 52

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 12 20559 86 Avenue

2026 assessed value, sourced from City of Langley open data (PID 032-063-563).

Total Assessed Value (2026)

$1,007,000

-0.9% YoY

+38.1%/yr over 2 yr

2024 Value Trend 2026

Land

$725,000

Buildings

$282,000

Year Built

N/A

Class

039

Zoning

CD-137

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$725,000	$282,000	$1,007,000	-0.9%
2025	$732,000	$284,000	$1,016,000	+92.4%
2024	$380,000	$148,000	$528,000	—

Costs & calculators

Monthly cost about $4,462/month · rent estimate $3,522/month · owning nets $91/month less than renting · cash flow if rented −$1,176/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 12 20559 86 Avenue

$4,462 /month

Principal & Interest $3,828

Property Taxes $304

Maintenance fee $330

The estimated monthly cost of 12 20559 86 Avenue, Langley is $4,462: $3,828 principal and interest with 20% down over 30 years at 4.45%, plus $304 property tax and $330 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

−$1,176 /month

Mortgage Payment $3,828

Monthly Cash Flow −$1,176

Break Even Down Payment 45%

Cap Rate -1.5%

Cash on Cash -7.4%

If 12 20559 86 Avenue, Langley were rented at $3,522 a month with 5% vacancy, it would fall $1,176 a month short of the mortgage and carrying costs; about 45% 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 12 20559 86 Avenue, Langley

$3,522 / month

Rent $3,522

Own $4,462

Principal: $1,231/mo Interest, tax, insurance, fees: $3,231/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$1,031/mo (year 1) → ~$2,397/mo (year 20) → ~$3,575/mo (year 29).

Net cost to own at year 5 ~$3,231/mo About $291/mo less than renting

EstateBlock estimates 12 20559 86 Avenue, Langley would rent for about $3,522 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: 12 20559 86 Avenue

Rent vs own

Owning nets $91/mo less than renting

With 20% down ($189,980) at 4.45%: $3,431/mo net cost to own in year 1 vs $3,522/mo rent

Principal paid off by year 5 $67,719

Principal paid off by year 10 $152,278

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.

Owning 12 20559 86 Avenue, Langley nets about $91 a month less than renting it in year 1, with $67,719 of principal paid off by year 5 and $152,278 by year 10.