Home Langley, BC Willoughby Heights 45 20852 77a Avenue

45 20852 77a Ave, Langley BC - Townhouse for Sale - MLS# R3156451

1 day on the market

$784,500

Est. Mortgage $3,471/mo

Listing updated: Aug 19, 2026 at 07:03pm

EstateBlock checked: Aug 20, 2026 at 08:20am

Arcadia

3 Beds

3 Baths

1350 sqft

581 $ /sqft

322.41 $ Maint. fee

2015 built

NEW OPEN HOUSE

1 day on the market

$784,500

Est. $3,471/mo with 20% down

Listing updated: Aug 19, 2026 at 07:03pm

EstateBlock checked: Aug 20, 2026 at 08:20am

Photo

CORNER END UNIT, GREENBELT AND RADIANT FLOOR HEATING!!! Arcadia complex in Willoughby Heights. 3 bedrooms 2.5 bathrooms, nestled against a secluded greenbelt. Upstairs, you'll find three generously sized bedrooms with two full bathrooms. The kitchen has Newer appliances, quartz counters & large Island. Newer Washer/dryer. The primary bedroom features vaulted ceilings and luxurious marble countertops and finishings in the bathrooms.. A convenient powder room is located on the main floor. The balcony is equipped with a gas hookup. The property includes a spacious 2-car garage with ample storage space and a fenced yard. Constructed in 2015. Great family neighbourhood, close to parks, schools, shopping, transit.Open House Sat. Aug 22, 1 - 3 pm.

Open houses

22 Aug, 2026 (12:00 PM to 02:00 PM)

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Radiant
Laundry	In Unit
# of Kitchens	1
Flooring	Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$784,500
Total Bedrooms	3
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	1350
Year Built	2015
Age Of Building	11
Building Type	Townhouse
Property Type	Residential
Architecture Style	3 Storey
Stories	3
Building Amenities	Maintenance Grounds, Management
Building Name	Arcadia
Ownership Type	Freehold Strata
Maintenance Fee	$322.41
Community Features	Shopping Nearby
Amenities Nearby	Maintenance Grounds, Management
Utility Type	Community, Electricity Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Tandem, Front Access
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Yes With Restrictions
Rental Restrictions	100
Rental Suites	None
Units In Development	88

Lot & Land

Lot Size Depth	Feet
MLS^® #	R3156451
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 0R8
Gross Taxes	$3,002.01
Zoning	CD-77

Property Timeline

Status	Date	Price
R3156451 / Active	08-19-2026	$784,500
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	13'2 x 13'2 ft
Main Level	Dining Room	12' x 12' ft
Main Level	Kitchen	14'3 x 14'3 ft
Above Level	Primary Bedroom	12'8 x 12'8 ft
Above Level	Bedroom	11'2 x 11'2 ft
Above Level	Bedroom	10' x 10' ft
Above Level	Laundry	8'4 x 8'4 ft
Below	Foyer	10'2 x 10'2 ft

Bathrooms

Floor	Ensuite	Pieces
Above Level	Yes	#4
Above Level	No	#4
Main Level	No	#2

Listed by: Royal LePage West Real Estate Services & Royal LePage West Real Estate Services

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
Richard Bulpitt Elementary School: Average 0.19 km 6.6/10
Middle
Yorkson Creek Middle School: Average 1.45 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 1.79 km 7.3/10
Elementary, Secondary
King's School: Above Average 1.79 km 7.3/10

Closest Transit

Bus Stop
Northbound 208 St @ 76 Ave: 0.21 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 4.10 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

67 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $801,759

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.10 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

1 DOM

Listed

Willoughby Heights avg

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Langley avg

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45 20852 77a Avenue has a sell-speed score of 67/100, placing it in the "Expected to sell within weeks" band. The listing is priced 2.2% 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 0R8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 0R8, 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 (~3.9 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 · 384 m · Restaurant
Pho willoughby vietnamese cuisine · 400 m · Restaurant
Quesada · 402 m · Fast Food

Shopping (10 nearby)

Infinite serenity holistic spa · 374 m · Beauty Shop
Great clips · 386 m · Hairdresser
The naked truth · 411 m · Beauty Shop

Groceries (3 nearby)

Town centre liquor store · 429 m · Beverages
Your independent grocer · 527 m · Supermarket
Prime farm market · 547 m · Supermarket

Cafes (1 nearby)

Mattu's coffee & tea · 495 m · Cafe

Gyms (1 nearby)

The tennis centre · 871 m · Gym

Healthcare (1 nearby)

Shoppers drug mart · 438 m · Healthcare

Transit (1 nearby)

Bus stop northbound 208 st @ 80 ave · 695 m · Transit

Schools NearBy

15 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 187 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 600 m
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.12 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 1.37 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.45 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.72 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 1.79 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.85 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.86 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.13 KM
COMPASS Christian Langley (Glover Rd.)	Independent	Grades Served —	Catchment Info —	0	Distance 2.32 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.60 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.82 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.98 KM

Walkability & Transit Near 45 20852 77a Avenue

Car-Dependent 45

Walk Score - Car-Dependent

Most errands require a car

Some Transit 30

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 44

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 45 20852 77a Avenue

2026 assessed value, sourced from City of Langley open data (PID 029-638-852).

Total Assessed Value (2026)

$830,000

-0.8% YoY

-3.6%/yr over 2 yr

2024 Value Trend 2026

Land

$662,000

Buildings

$168,000

Year Built

N/A

Class

039

Zoning

CD-77

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$662,000	$168,000	$830,000	-0.8%
2025	$668,000	$169,000	$837,000	-6.4%
2024	$713,000	$181,000	$894,000	—

Mortgage Calculator for 45 20852 77a Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $250

Maintenance fee 322.41

Financing 80% of the $784,500 asking price over 30 years at 4% results in approximately $3,568/month in total estimated carrying costs, $250 property tax, $322 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 19, 2026

Investment Cashflow Calculator

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Break Even Down Payment 0%

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Cash on Cash

This listing generates an estimated $2,763/month in rental income, leaving a -$855/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 45 20852 77a Avenue, Langley

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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.