Home Langley, BC Willoughby Heights The Towers 2502 20065 85 Avenue

2502 20065 85 Ave, Langley BC – Condo for Sale – MLS® R3160912

2502 20065 85 Avenue, Langley, British Columbia V2Y 3Y4

Langley Condos for Sale

48 days on the market

$949,999

Est. Mortgage $4,203/mo

Listing updated: Sep 3, 2026 at 11:25am

EstateBlock checked: Oct 21, 2026 at 04:45am

The Towers - Latimer Heights

2 Beds

2 Baths

1022 sqft

930 $ /sqft

425 $ Maint. fee

2024 built

Photos

Exterior photo of 2502 20065 85 Ave, Langley, BC – MLS® R3160912

Exterior Rear Photo of 2502 20065 85 Avenue, Langley, BC

Living Room Photo of 2502 20065 85 Avenue, Langley, BC

Family Room Photo of 2502 20065 85 Avenue, Langley, BC

Dining Area Photo of 2502 20065 85 Avenue, Langley, BC

Kitchen Photo of 2502 20065 85 Avenue, Langley, BC

Kitchen Island Photo of 2502 20065 85 Avenue, Langley, BC

Pantry Photo of 2502 20065 85 Avenue, Langley, BC

Breakfast Nook Photo of 2502 20065 85 Avenue, Langley, BC

Primary Bedroom Photo of 2502 20065 85 Avenue, Langley, BC

Primary Bathroom Photo of 2502 20065 85 Avenue, Langley, BC

Walk-In Closet Photo of 2502 20065 85 Avenue, Langley, BC

Bedroom 2 Photo of 2502 20065 85 Avenue, Langley, BC

Bedroom 3 Photo of 2502 20065 85 Avenue, Langley, BC

Bedroom 4 Photo of 2502 20065 85 Avenue, Langley, BC

Guest Bathroom Photo of 2502 20065 85 Avenue, Langley, BC

Powder Room Photo of 2502 20065 85 Avenue, Langley, BC

Office / Den Photo of 2502 20065 85 Avenue, Langley, BC

Loft / Bonus Room Photo of 2502 20065 85 Avenue, Langley, BC

EASY TO SHOW! This incredible SUB-PENTHOUSE home in The Towers is new +move in ready! This is the largest 2BED+DEN floorplan in the dvlpmt w/1,022 SQFT of luxury living. Enjoy a spacious open layout with high end appliances/finishes & A/C. This 25th floor unit offers spectacular SW exposure w/views of the mountains, ocean & city. Unique features incl over-height 10 ft ceilings & over 250 SQFT of balcony space with a water & gas connection for year-round enjoyment. TWO side by side PARKING STALLS + generous storage locker. Building amenities incl a full gym/yoga studio, b-ball court, putting green, dog wash, playground, bike storage, BBQ lounge, community garden, & an EV rough-in. Move-in ready & GST paid. All offers must be left open for a minimum of 48 hours from the time it is delivered.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Interior Features	Elevator, Storage
Fireplace	0
Heating Type	Forced Air, Natural Gas
Cooling	Central Air
Laundry	In Unit
# of Kitchens	1
Flooring	Laminate
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden, Playground, Balcony
View Description	CITY & MOUNTAIN
Roof	Torch-On
Structures	Multi Family, Residential Attached

Building Details

Price	$949,999
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1022
Year Built	2024
Age Of Building	2
Building Type	Apartment/Condo
Property Type	Residential
Stories	1
Building Amenities	Exercise Centre, Concierge, Trash, Maintenance Grounds, Gas, Heat, Management, Recreation Facilities, Snow Removal, Water
Building Name	The Towers - Latimer Heights
Ownership Type	Freehold Strata
Maintenance Fee	$425
Community Features	Shopping Nearby
Amenities Nearby	Exercise Centre, Concierge, Trash, Maintenance Grounds, Gas, Heat, Management, Recreation Facilities, Snow Removal, Water
Utility Type	Community, Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Under Building, Side Access
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	248

Lot & Land

MLS^® #	R3160912
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3Y4
Gross Taxes	$3,038.16
Zoning	CD-129

Property Timeline

Status	Date	Price
R3160912 / Active	09-03-2026	$949,999
to view full Property History (2 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	10'6 x 10'6 ft
Main Level	Living Room	11' x 11' ft
Main Level	Dining Room	11' x 11' ft
Main Level	Primary Bedroom	9'6 x 9'6 ft
Main Level	Bedroom	10'6 x 10'6 ft
Main Level	Den	10'6 x 10'6 ft

Bathrooms

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

Listed by: Royal LePage - Wolstencroft

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: The Towers

8551 201 Street, Willoughby Heights, Langley

The Towers building details

Building

Built: 2024
Homes: 486 in 34 storeys
Construction: Concrete Frame, Concrete
Title: Freehold Strata
Strata plan: EPS10679
Managed by: AWM Alliance
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: WaterSnow removalSewerRecreation FacilityManagementHot WaterHeatGasGardeningGarbage PickupCaretaker

Bylaws on record

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

Market at The Towers

For sale: 9
Median ask: $700K
Median $/sqft: $848
Days on market: 99
Sold, past year: 16

This home

$930/sqft, 9.7% above the building median of $848.

Still inside its 2-5-10 new-home warranty — building-envelope coverage to 2029, structural to 2034.

Homes for sale at The Towers, Langley Recent sold listings in The Towers, Langley

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

Map & Neighbourhood

Public Schools

Elementary
Willoughby Elementary School: Above Average 1.85 km 7.1/10
Middle
Yorkson Creek Middle School: Average 1.25 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 3.86 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.86 km 7.3/10

Closest Transit

Bus Stop
Eastbound 86 Ave @ 200 St: 0.08 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.71 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

36 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $563,349

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.71 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

48 DOM

Listed

Willoughby Heights avg

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Langley avg

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2502 20065 85 Avenue has a sell-speed score of 36/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 40.7% above comparable active properties in Willoughby Heights. The local market is currently a Balanced Market with a sales-to-active ratio of 15.5% — conditions are balanced. With only 420 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Climate Risk for V2Y 3Y4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3Y4, 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 (~3.5 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 (39 nearby)

Naomi · 50 m · Restaurant
Sushi avenue · 51 m · Restaurant
Triple-o's · 218 m · Fast Food

Shopping (29 nearby)

Specialeyes · 49 m · Optician
Happy face pharmacy and medical clinic · 57 m · Pharmacy
Mint nail · 63 m · Beauty Shop

Groceries (12 nearby)

Berezan liquor store · 415 m · Beverages
Express news · 417 m · Convenience
Dead frog tasting room · 490 m · Beverages

Cafes (4 nearby)

Tim hortons · 587 m · Cafe
Gratia cafe · 642 m · Cafe
Starbucks · 656 m · Cafe

Healthcare (3 nearby)

Happy face pharmacy and medical clinic · 57 m · Healthcare
Pharmachoice · 641 m · Healthcare
Pharmasave · 829 m · Healthcare

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 489 m · Transit
Bus stop carvolth exchange bay 13 · 491 m · Transit
Bus stop westbound 88 ave @ 204 st · 864 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 688 m
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.14 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.25 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.52 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.65 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.85 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.90 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.98 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	N/A	Distance 2.05 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.06 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.11 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.43 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.51 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.79 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.97 KM

Walkability & Transit Near 2502 20065 85 Avenue

Car-Dependent 50

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 47

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 66

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 2502 20065 85 Avenue

2026 assessed value, sourced from City of Langley open data (PID 032-343-833).

Total Assessed Value (2026)

$840,000

-6.7% YoY

-6.7%/yr over 1 yr

2025 Value Trend 2026

Land

$630,000

Buildings

$210,000

Year Built

N/A

Class

030

Zoning

CD-129

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$630,000	$210,000	$840,000	-6.7%
2025	$675,000	$225,000	$900,000	—

Mortgage Calculator for 2502 20065 85 Avenue

/month

Principal & Interest

Property Taxes $253

Maintenance fee 425

Financing 80% of the $949,999 asking price over 30 years at 4% results in approximately $4,306/month in total estimated carrying costs, $253 property tax, $425 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.

Investment Cashflow Calculator

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Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $3,346/month in rental income, leaving a -$1,020/month cashflow at current carrying costs. Investors targeting break-even would need roughly 43% down.

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

Estateblock Rent Estimate for 2502 20065 85 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.