Home Langley, BC Langley City Nicomekl Garden 303 5420 208 Street

303 5420 208 St, Langley BC V3A 2J9 – Condo for Sale – MLS® R3165938

303 5420 208 Street, Langley, British Columbia V3A 2J9

Langley Condos for Sale

46 days on the market

$519,900

Est. monthly cost $2,745/mo

Updated with MLS® - Nov 6, 2026 at 03:10am

Nicomekl Garden

2 Beds

2 Baths

918 sqft

566 $ /sqft

459.48 $ Maint. fee

2023 built

OPEN HOUSE

Photos

Welcome to Nicomekl Garden, a modern boutique community ideally located on the edge of Downtown Langley! This bright and beautifully designed 2 BED + 2 BATH home offers a functional open-concept layout with 9' ceilings, stainless steel appliances, in-suite laundry, and year-round comfort with A/C & heat pump. Step outside to your impressive 120 SF WEST-FACING balcony—perfect for outdoor dining, entertaining, or simply relaxing in the afternoon sun. Includes 2 PARKINGS and 1 STORAGE LOCKER, plus convenient street access. Enjoy a peaceful, park-like setting while being just steps from shopping, groceries, cafés, restaurants, and everyday conveniences, with the future SkyTrain station only minutes away. An excellent opportunity for first-time buyers, downsizers, or investors!

Open houses

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

Building 27 fields Inside & out 12 fields Lot & land 7 fields

Building Details

Price	$519,900
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	918
Year Built	2023
Age Of Building	3
Building Type	Apartment/Condo
Property Type	Residential
Stories	1
Building Amenities	Exercise Centre, Trash, Maintenance Grounds, Management, Snow Removal
Building Name	Nicomekl Garden
Ownership Type	Freehold Strata
Maintenance Fee	$459.48
Community Features	Shopping Nearby
Amenities Nearby	Exercise Centre, Trash, Maintenance Grounds, Management, Snow Removal
Utility Type	Community, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Underground
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 Restrictions	100
Rental Suites	None
Units In Development	40

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Elevator, Storage
Heating Type	Electric
Cooling	Air Conditioning
# of Kitchens	1
Flooring	Laminate, Tile
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden, Playground, Balcony
Roof	Asphalt
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3165938
Area	Langley
Neighbourhood	Langley City
City	Langley
Postal Code	V3A 2J9
Gross Taxes	$2,296.87
Zoning	RM

Property Timeline

Status	Date	Price
R3165938 / Active	09-21-2026	$519,900

Rooms

Floor	Type	Dimensions
Main Level	Foyer	3'5 x 3'5 ft
Main Level	Kitchen	10'4 x 10'4 ft
Main Level	Dining Room	10'6 x 10'6 ft
Main Level	Living Room	9'10 x 9'10 ft
Main Level	Primary Bedroom	9'4 x 9'4 ft
Main Level	Nook	9'10 x 9'10 ft
Main Level	Bedroom	9'5 x 9'5 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#4

Listed by: Sutton Premier 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: Nicomekl Garden

5420 208 Street, Langley City, Langley

Nicomekl Garden building details

Building

Built: 2023
Homes: 40 in 4 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: EPS7040
Managed by: Dwell Property Management
Parking: Visitor Parking, Garage: Underground, Garage Underbuilding
Lockers: Limited
Strata fee covers: Snow removalManagementHot WaterGardeningGarbage Pickup

Bylaws on record

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

Market at Nicomekl Garden

For sale: 1
Median ask: $520K
Median $/sqft: $566
Days on market: 46
Sold, past year: 3

This home

$566/sqft, in line with the building median of $566.

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

Homes for sale at Nicomekl Garden, Langley Recent sold listings in Nicomekl Garden, Langley

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

Map, sell speed & climate

SkyTrain 1.10 km · Langley Secondary School 5.2/10 · 1.22 km · crime high · sell-speed score 49/100 (moderate pace) · flood elevated risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (30 nearby)

Popeyes · 118 m · Fast Food
Poseidon restaurant & bar · 132 m · Restaurant
Papa john's · 156 m · Fast Food

Shopping (28 nearby)

Prospera credit union · 124 m · Bank
Great clips · 189 m · Hairdresser
Kim's coin laundry · 380 m · Laundry

Cafes (9 nearby)

Cafe coffee day · 448 m · Cafe
Coastal coffee house · 548 m · Cafe
The pie hole · 584 m · Cafe

Groceries (7 nearby)

Am market & convenience store · 390 m · Convenience
Farm country beer store · 611 m · Beverages
Cielito lindo · 672 m · Supermarket

Healthcare (4 nearby)

Pharmasave · 404 m · Healthcare
I.d.a. · 471 m · Healthcare
Pharmachoice · 796 m · Healthcare

Gyms (1 nearby)

Canlan ice sports langley twin rinks · 658 m · Gym

Transit (1 nearby)

Bus stop northbound 203 st @ michaud cres · 973 m · Transit

Public Schools

Secondary
Langley Secondary School: Average 1.22 km 5.2/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary
Whytecliff Agile Learning Centre-Langley: Average 0.71 km 4.4/10
Elementary, Secondary
Credo Christian Schools: Above Average 2.2 km 8.4/10

Closest Transit

Bus Stop
Eastbound Douglas Cres @ 208 St: 0.06 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 1.10 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 15.1%
No Certificate/Degree: Above Average 15.6%
Owner Occupied: Average 70.6%
Employment Rate: Average 63.8%

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: Possible
Close to Cemeteries: Unlikely

Sell Speed & Competition

49 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $481,393

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Possible — flood zone

Railway / Skytrain noise

Unlikely — 1.10 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How LANGLEY CITY compares

This property

46 DOM

Listed

303 5420 208 Street has a sell-speed score of 49/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 8% above comparable active properties in Langley City. The local market is currently a Balanced Market with a sales-to-active ratio of 15.5% — conditions are balanced. With 420 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 V3A 2J9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3A 2J9, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Elevated Risk

Located within a designated flood hazard area. Higher likelihood of localized high-water events 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 (~5.1 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - City 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

20 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Douglas Park Community	Public	Grades Served —	Catchment Info —	5.3 / 10	Distance 426 m
Blacklock Fine Arts Elementary School	Public	Grades Served K-5	Catchment Info —	5.5 / 10	Distance 673 m
Whytecliff Agile Learning Centre-Langley	Independent	Grades Served —	Catchment Info —	4.4 / 10	Distance 713 m
Choices Program	Public	Grades Served —	Catchment Info —	4.1 / 10	Distance 1.06 KM
Langley Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.2 / 10	Distance 1.22 KM
James Hill Elementary	Public	Grades Served —	Catchment Info —	7.2 / 10	Distance 1.41 KM
Nicomekl Elementary School	Public	Grades Served K-5	Catchment Info —	4.7 / 10	Distance 1.54 KM
des Voyageurs	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.61 KM
H D Stafford Middle	Public	Grades Served —	Catchment Info —	2.5 / 10	Distance 1.67 KM
U-Connect	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 1.73 KM
Simonds Elementary School	Public	Grades Served K-5	Catchment Info —	3.2 / 10	Distance 1.86 KM
Uplands Elementary School	Public	Grades Served K-6	Catchment Info —	6.4 / 10	Distance 1.98 KM
Focus Alternate	Public	Grades Served —	Catchment Info —	1.7 / 10	Distance 2.10 KM
Langley Fundamental Elementary School	Public	Grades Served K-5	Catchment Info —	7.0 / 10	Distance 2.12 KM
Credo Christian Schools	Independent	Grades Served K-12	Catchment Info —	7.8 / 10	Distance 2.20 KM
OneSchool Global Vancouver	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.24 KM
Murrayville Academy	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.55 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.62 KM
Langley Fundamental Middle/Secondary School	Public	Grades Served 6-12	Catchment Info —	7.5 / 10	Distance 2.72 KM
Langley Meadows Elementary	Public	Grades Served —	Catchment Info —	6.2 / 10	Distance 2.91 KM

Walkability & Transit Near 303 5420 208 Street

Very Walkable 88

Walk Score - Very Walkable

Most errands can be accomplished on foot

Good Transit 59

Transit Score - Good Transit

Many nearby public transportation options

Very Bikeable 71

Bike Score - Very Bikeable

Biking is convenient for most trips

Costs & calculators

Monthly cost about $2,745/month · rent estimate $2,034/month · owning catches up with renting by year 11 · cash flow if rented −$864/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 303 5420 208 Street

$2,745 /month

Principal & Interest $2,095

Property Taxes $191

Maintenance fee $459

The estimated monthly cost of 303 5420 208 Street, Langley is $2,745: $2,095 principal and interest with 20% down over 30 years at 4.45%, plus $191 property tax and $459 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

−$864 /month

Mortgage Payment $2,095

Monthly Cash Flow −$864

Break Even Down Payment 53%

Cap Rate -2.0%

Cash on Cash -10.0%

If 303 5420 208 Street, Langley were rented at $2,034 a month with 5% vacancy, it would fall $864 a month short of the mortgage and carrying costs; about 53% 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 303 5420 208 Street, Langley

$2,034 / month

Rent $2,034

Own $2,745

Principal: $674/mo Interest, tax, insurance, fees: $2,071/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$564/mo (year 1) → ~$1,312/mo (year 20) → ~$1,957/mo (year 29).

Net cost to own at year 5 ~$2,071/mo About $37/mo more than renting

EstateBlock estimates 303 5420 208 Street, Langley would rent for about $2,034 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: 303 5420 208 Street

Rent vs own

Owning catches up by year 11

With 20% down ($103,980) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $37,064

Principal paid off by year 10 $83,345

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.

Renting 303 5420 208 Street, Langley is cheaper at first, but owning catches up by year 11, with $37,064 of principal paid off by year 5 and $83,345 by year 10.