Home Langley, BC Willoughby Heights 12 20852 78b Avenue

12 20852 78b Ave, Langley BC - Townhouse for Sale - MLS# R3116286

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Listing updated: Jul 29, 2026 at 01:24am

EstateBlock checked: Aug 20, 2026 at 01:25pm

Boulevard South

3 Beds

3 Baths

1366 sqft

604 $ /sqft

288.09 $ Maint. fee

2018 built

Closed

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This property sold for

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Listing updated: Jul 29, 2026 at 01:24am

EstateBlock checked: Aug 20, 2026 at 01:25pm

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Elementary
Richard Bulpitt Elementary School: Average 0.21 km 6.6/10
Middle
Yorkson Creek Middle School: Average 1.2 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 1.82 km 7.3/10
Elementary, Secondary
King's School: Above Average 1.82 km 7.3/10

Closest Transit

Bus Stop
Southbound 208 St @ Willoughby Town Centre Dr: 0.14 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 4.31 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

56 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $684,997

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.31 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

90 DOM

Listed

Willoughby Heights avg

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Langley avg

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12 20852 78b Avenue has a sell-speed score of 56/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 17% 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 may take several weeks to attract serious offers.

Climate Risk for V2Y 0X6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 0X6, 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 (~4 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

Restaurants (16 nearby)

The hard bean brunch co · 176 m · Restaurant
Quesada · 185 m · Fast Food
Earl of sandwich · 190 m · Restaurant

Shopping (10 nearby)

Infinite serenity holistic spa · 218 m · Beauty Shop
Great clips · 233 m · Hairdresser
The naked truth · 233 m · Beauty Shop

Groceries (3 nearby)

Town centre liquor store · 321 m · Beverages
Prime farm market · 396 m · Supermarket
Your independent grocer · 423 m · Supermarket

Cafes (1 nearby)

Mattu's coffee & tea · 364 m · Cafe

Gyms (1 nearby)

The tennis centre · 687 m · Gym

Healthcare (1 nearby)

Shoppers drug mart · 316 m · Healthcare

Transit (1 nearby)

Bus stop northbound 208 st @ 82 ave · 809 m · Transit

Schools NearBy

16 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	6.6 / 10	Distance 214 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 371 m
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 872 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.20 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.34 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.41 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.47 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.72 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 1.82 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.03 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.34 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.38 KM
COMPASS Christian Langley (Glover Rd.)	Independent	Grades Served —	Catchment Info —	0	Distance 2.52 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.57 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.72 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.84 KM

Walkability & Transit Near 12 20852 78b Avenue

Car-Dependent 44

Walk Score - Car-Dependent

Most errands require a car

Some Transit 31

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 47

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 12 20852 78b Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $238

Maintenance fee 288.09

With a 20% down payment, buyers can expect an estimated $3,677/month in total housing costs on this $824,900 property — $3,151 mortgage payment, $238 property tax, $288 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: Jul 29, 2026

Investment Cashflow Calculator

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Maintenance Fee

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Vacancy Rate

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $2,905/month estimated rent and $3,729/month in total housing costs, this property has a -$824/month cashflow. Break-even down payment: approximately 41%.

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

Estateblock Rent Estimate for 12 20852 78b 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.