Home Langley, BC Willoughby Heights 20453 78 Avenue

20453 78 Ave, Langley BC – Townhouse for Sale – MLS® R3161053

20453 78 Avenue, Langley, British Columbia V2Y 1X3

Langley Townhouses for Sale

47 days on the market

$1,240,000

Est. Mortgage $5,486/mo

Listing updated: Sep 4, 2026 at 11:24am

EstateBlock checked: Oct 20, 2026 at 07:25pm

6 Beds

4 Baths

2442 sqft

508 $ /sqft

2026 built

Photo

Welcome home to Seventy Eight Collection, a thoughtfully designed community of 31 modern homes in the heart of Willoughby. Enjoy strata-free living in a highly desirable location, with carefully designed interiors featuring laminate flooring throughout and large windows that bring in plenty of natural light. Located directly next to Donna Gabriel Robins Elementary and just a short walk from restaurants, parks, shopping, and everyday conveniences.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	1
Heating Type	Forced Air
# of Kitchens	2
Flooring	Laminate, Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$1,240,000
Total Bedrooms	6
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	2442
Year Built	2026
Age Of Building	0
Building Type	Row House (Non-Strata)
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Single, Rear Access
Total Parking Spaces	1
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	1920
Lot Size Depth	Metres
Lot Size Frontage	20.01
MLS^® #	R3161053
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 1X3
Gross Taxes	$2,736.21
Zoning	R-CL

Property Timeline

Status	Date	Price
R3161053 / Active	09-04-2026	$1,240,000
to view full Property History (4 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Flex Room	9'8 x 9'8 ft
Main Level	Kitchen	9'11 x 9'11 ft
Main Level	Dining Room	7'2 x 7'2 ft
Main Level	Living Room	12'0 x 12'0 ft
Above Level	Primary Bedroom	10'9 x 10'9 ft
Above Level	Walk-In Closet	8'2 x 8'2 ft
Above Level	Bedroom	9'9 x 9'9 ft
Above Level	Bedroom	9'9 x 9'9 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Below	No	#3

Listed by: Sutton Group-West Coast 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 0.66 km 7.1/10
Middle
Yorkson Creek Middle School: Average 1.21 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 2.27 km 5.9/10
Elementary, Secondary
King's School: Above Average 2.61 km 7.3/10

Closest Transit

Bus Stop
Northbound 202A St @ 7800 Block: 0.45 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 3.85 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 24.2%
No Certificate/Degree: Below Average 12%
Owner Occupied: Above Average 78.9%
Employment Rate: Above Average 76.3%

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

68 / 100

Overall sell-speed score

Likely within weeks

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Price competition grade

No comparable data

Seller's

Market conditions

Seller's market — high demand area

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.85 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

47 DOM

Listed

Willoughby Heights avg

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Langley avg

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20453 78 Avenue has a sell-speed score of 68/100, placing it in the "Expected to sell within weeks" band. The listing is has limited comparable pricing data available. The local market is currently a Seller's Market with a sales-to-active ratio of 23.3% — buyers are active. With only 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 1X3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 1X3, 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 (~3.2 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.

Nearby Restaurants, Cafes & Shops

Restaurants (20 nearby)

Domino's · 383 m · Fast Food
Noma sushi japanese restaurant · 455 m · Restaurant
Dairy queen · 460 m · Fast Food

Shopping (14 nearby)

Stylo style · 360 m · Beauty Shop
Sassy nails & spa · 411 m · Beauty Shop
Rbc · 423 m · Bank

Groceries (6 nearby)

Your independent grocer · 396 m · Supermarket
Prime farm market · 466 m · Supermarket
Cobs bread · 476 m · Bakery

Gyms (4 nearby)

The tennis centre · 508 m · Gym
Bocce court at willoughby community park · 711 m · Gym
Langley gymnastics · 791 m · Gym

Cafes (3 nearby)

Mattu's coffee & tea · 465 m · Cafe
Tim hortons · 482 m · Cafe
Gong cha · 523 m · Cafe

Healthcare (2 nearby)

Shoppers drug mart · 499 m · Healthcare
Value drug mart · 518 m · Healthcare

Transit (1 nearby)

Bus stop northbound 200 st @ 7800 block · 941 m · Transit

Schools NearBy

16 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 530 m
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 651 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 662 m
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 968 m
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.11 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.21 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.41 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.55 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.92 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.27 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.56 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.61 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.63 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.69 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.88 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.93 KM

Walkability & Transit Near 20453 78 Avenue

Car-Dependent 40

Walk Score - Car-Dependent

Most errands require a car

Some Transit 36

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 29

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 20453 78 Avenue

2026 assessed value, sourced from City of Langley open data (PID 032-393-571).

Total Assessed Value (2026)

$752,000

-8.0% YoY

-8.0%/yr over 1 yr

2025 Value Trend 2026

Land

$752,000

Buildings

Year Built

N/A

Class

001

Zoning

R-CL (RH)

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$752,000	$0	$752,000	-8.0%
2025	$817,000	$0	$817,000	—

Mortgage Calculator for 20453 78 Avenue

/month

Principal & Interest

Property Taxes $228

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($248,000), the estimated monthly payment for this listing is $4,964/month — $4,736 principal & interest, $228 property tax.

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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

At an estimated rental income of $4,779/month, this property runs a $343/month shortfall after mortgage and carrying costs. Break-even requires approximately 26% down.

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

Estateblock Rent Estimate for 20453 78 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.