Home Langley, BC Willoughby Heights 28 20155 84 Avenue

28 20155 84 Ave, Langley BC - Townhouse for Sale - MLS# R3158352

1 day on the market

$829,000

Est. Mortgage $3,667/mo

Listing updated: Aug 24, 2026 at 07:01pm

EstateBlock checked: Aug 25, 2026 at 01:45pm

Willow Living

3 Beds

3 Baths

1553 sqft

534 $ /sqft

286 $ Maint. fee

2022 built

NEW

1 day on the market

$829,000

Est. $3,667/mo with 20% down

Listing updated: Aug 24, 2026 at 07:01pm

EstateBlock checked: Aug 25, 2026 at 01:45pm

Photos

Exterior Front Photo of 28 20155 84 Avenue, Langley, BC

Exterior Rear Photo of 28 20155 84 Avenue, Langley, BC

Living Room Photo of 28 20155 84 Avenue, Langley, BC

Family Room Photo of 28 20155 84 Avenue, Langley, BC

Dining Area Photo of 28 20155 84 Avenue, Langley, BC

Kitchen Photo of 28 20155 84 Avenue, Langley, BC

Kitchen Island Photo of 28 20155 84 Avenue, Langley, BC

Pantry Photo of 28 20155 84 Avenue, Langley, BC

Breakfast Nook Photo of 28 20155 84 Avenue, Langley, BC

Primary Bedroom Photo of 28 20155 84 Avenue, Langley, BC

Welcome to Willow Living! This exceptional 2022-built townhome offers approximately 1,550 sqft across three levels, featuring 3 bedrooms + den, 3 baths, low strata fees and a family-friendly layout. The bright, open-concept home blends timeless charm with contemporary finishes and smart features, including hot water on demand, roughed-in A/C and EV charging. The gourmet kitchen features a gas range, beautiful cabinetry and stainless steel appliances. Enjoy a 37-foot tandem garage, plus street parking in front of your fenced yard. Ideally located within minutes of Schools, Fresh St. Market, Latimer Village, Willoughby Centre, Langley Events Centre, Carvolth Bus Loop and Hwy 1.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Natural Gas, Radiant
# of Kitchens	1
Flooring	Laminate, Mixed, Tile
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Playground, Balcony
Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$829,000
Total Bedrooms	3
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	1553
Year Built	2022
Age Of Building	4
Building Type	Townhouse
Property Type	Residential
Architecture Style	3 Storey
Stories	3
Building Amenities	Trash, Maintenance Grounds, Management
Building Name	Willow Living
Ownership Type	Freehold Strata
Maintenance Fee	$286
Community Features	Shopping Nearby
Amenities Nearby	Trash, Maintenance Grounds, Management
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Tandem
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allowed
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Rental Suites	None
Units In Development	42

Lot & Land

MLS^® #	R3158352
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3R3
Gross Taxes	$3,504.73
Zoning	CD-95

Property Timeline

Status	Date	Price
R3158352 / Active	08-24-2026	$829,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	12'0 x 12'0 ft
Main Level	Eating Area	12'0 x 12'0 ft
Main Level	Living Room	12'0 x 12'0 ft
Above Level	Primary Bedroom	12'0 x 12'0 ft
Above Level	Bedroom	11'0 x 11'0 ft
Above Level	Bedroom	11'0 x 11'0 ft
Below	Den	11'0 x 11'0 ft
Above Level	Laundry	4'0 x 4'0 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#3
Above Level	No	#3

Listed by: Engel & Volkers Vancouver

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 1.6 km 7.1/10
Middle
Yorkson Creek Middle School: Average 1.03 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 3.61 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.61 km 7.3/10

Closest Transit

Bus Stop
Carvolth Exchange @ Bay 7: 0.33 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.66 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

B+

Price competition grade

Avg comparable: $905,268

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.66 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

1 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

28 20155 84 Avenue has a sell-speed score of 72/100, placing it in the "Expected to sell within weeks" band. The listing is priced 9.2% 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 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 3R3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3R3, 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 (~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 (37 nearby)

Sushi avenue · 281 m · Restaurant
Naomi · 284 m · Restaurant
Pizza garden · 352 m · Restaurant

Shopping (32 nearby)

Hunnis · 261 m · Clothes
Mint nail · 267 m · Beauty Shop
Happy face pharmacy and medical clinic · 272 m · Pharmacy

Groceries (12 nearby)

Express news · 376 m · Convenience
Berezan liquor store · 438 m · Beverages
Blacksmith bakery · 461 m · Bakery

Cafes (5 nearby)

Tim hortons · 616 m · Cafe
Gratia cafe · 653 m · Cafe
Cafe ricotta · 777 m · Cafe

Healthcare (3 nearby)

Happy face pharmacy and medical clinic · 272 m · Healthcare
Pharmachoice · 632 m · Healthcare
Pharmasave · 925 m · Healthcare

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 457 m · Transit
Bus stop carvolth exchange bay 13 · 468 m · Transit
Bus stop northbound 200 st @ 80 ave · 963 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 526 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.03 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.24 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.47 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.53 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.60 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.73 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.83 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.88 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.91 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.18 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.27 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.40 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.75 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.81 KM

Walkability & Transit Near 28 20155 84 Avenue

Car-Dependent 40

Walk Score - Car-Dependent

Most errands require a car

Some Transit 46

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 56

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 28 20155 84 Avenue

2026 assessed value, sourced from City of Langley open data (PID 031-830-994).

Total Assessed Value (2026)

$969,000

-3.5% YoY

+0.4%/yr over 2 yr

2024 Value Trend 2026

Land

$727,000

Buildings

$242,000

Year Built

N/A

Class

039

Zoning

CD-95

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$727,000	$242,000	$969,000	-3.5%
2025	$753,000	$251,000	$1,004,000	+4.4%
2024	$722,000	$240,000	$962,000	—

Mortgage Calculator for 28 20155 84 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $292

Maintenance fee 286

With a 20% down payment, buyers can expect an estimated $3,744/month in total housing costs on this $829,000 property — $3,166 mortgage payment, $292 property tax, $286 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: Aug 24, 2026

Investment Cashflow Calculator

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Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

Down Payment

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/month

Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $2,919/month estimated rent and $3,796/month in total housing costs, this property has a -$877/month cashflow. Break-even down payment: approximately 43%.

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

Estateblock Rent Estimate for 28 20155 84 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.