Home Langley, BC Willoughby Heights Arcadia 78 20852 77a Avenue

78 20852 77a Ave, Langley BC - Townhouse for Sale - MLS# R3167261

1 day on the market

$855,000

Est. Mortgage $3,783/mo

Listing updated: Sep 18, 2026 at 03:37pm

EstateBlock checked: Sep 19, 2026 at 04:40am

Arcadia

4 Beds

4 Baths

1600 sqft

534 $ /sqft

343.97 $ Maint. fee

2016 built

NEW

1 day on the market

$855,000

Est. $3,783/mo with 20% down

Listing updated: Sep 18, 2026 at 03:37pm

EstateBlock checked: Sep 19, 2026 at 04:40am

Photos

Exterior Front Photo of 78 20852 77a Avenue, Langley, BC

Exterior Rear Photo of 78 20852 77a Avenue, Langley, BC

Living Room Photo of 78 20852 77a Avenue, Langley, BC

Family Room Photo of 78 20852 77a Avenue, Langley, BC

Dining Area Photo of 78 20852 77a Avenue, Langley, BC

Kitchen Photo of 78 20852 77a Avenue, Langley, BC

Kitchen Island Photo of 78 20852 77a Avenue, Langley, BC

Pantry Photo of 78 20852 77a Avenue, Langley, BC

Breakfast Nook Photo of 78 20852 77a Avenue, Langley, BC

Primary Bedroom Photo of 78 20852 77a Avenue, Langley, BC

Primary Bathroom Photo of 78 20852 77a Avenue, Langley, BC

Walk-In Closet Photo of 78 20852 77a Avenue, Langley, BC

Bedroom 2 Photo of 78 20852 77a Avenue, Langley, BC

Bedroom 3 Photo of 78 20852 77a Avenue, Langley, BC

Bedroom 4 Photo of 78 20852 77a Avenue, Langley, BC

Guest Bathroom Photo of 78 20852 77a Avenue, Langley, BC

Powder Room Photo of 78 20852 77a Avenue, Langley, BC

Office / Den Photo of 78 20852 77a Avenue, Langley, BC

Loft / Bonus Room Photo of 78 20852 77a Avenue, Langley, BC

Basement Recreation Room Photo of 78 20852 77a Avenue, Langley, BC

Laundry Room Photo of 78 20852 77a Avenue, Langley, BC

Mudroom Photo of 78 20852 77a Avenue, Langley, BC

Entry Foyer Photo of 78 20852 77a Avenue, Langley, BC

Hallway Photo of 78 20852 77a Avenue, Langley, BC

Staircase Photo of 78 20852 77a Avenue, Langley, BC

Garage Interior Photo of 78 20852 77a Avenue, Langley, BC

Outdoor Patio Photo of 78 20852 77a Avenue, Langley, BC

Outdoor Deck Photo of 78 20852 77a Avenue, Langley, BC

Backyard Photo of 78 20852 77a Avenue, Langley, BC

Front Yard Photo of 78 20852 77a Avenue, Langley, BC

Garden / Landscaping Photo of 78 20852 77a Avenue, Langley, BC

Swimming Pool Photo of 78 20852 77a Avenue, Langley, BC

Hot Tub / Spa Photo of 78 20852 77a Avenue, Langley, BC

Arcadia by Nordel Homes, located in the heart of Wiloughby. This meticulously maintained 4bed, 3.5bath, w/ double side by side garage offers 1600sqft of living space & privacy as an END UNIT. Bright and open living areas make this an entertainers delight. In floor heat, stunning kitchen, stainless steel appliances including a gas range, full pantry, quartz countertops, large island w/ wrap around seating, tucked away 2 piece powder room, spacious deck w/ gas hook up, stacked laundry, double sink in Master. Complex has a playground on site as well as other parklike features to give it a natural ambience, great proximity to highways, shops, seconds away from the new 216th Ave interchange. Catchment schools; Willoughby Elementary, R.e. Mountain Secondary, & Yorkson Creek Middle School.

Interior Features

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

Exterior Features

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

Building Details

Price	$855,000
Total Bedrooms	4
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	1600
Year Built	2016
Age Of Building	10
Building Type	Townhouse
Property Type	Residential
Architecture Style	3 Storey
Stories	3
Building Amenities	Trash, Maintenance Grounds, Management, Snow Removal
Building Name	Arcadia
Ownership Type	Freehold Strata
Maintenance Fee	$343.97
Community Features	Shopping Nearby
Amenities Nearby	Trash, Maintenance Grounds, Management, Snow Removal
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Rear Access
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allowed
Pet Restrictions	Cats OK, Dogs OK, Yes With Restrictions
Rental Suites	None
Units In Development	88

Lot & Land

MLS^® #	R3167261
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 0R8
Gross Taxes	$2,958.59
Zoning	CD-77

Property Timeline

Status	Date	Price
R3167261 / Active	09-18-2026	$855,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	11'5 x 11'5 ft
Main Level	Dining Room	9'10 x 9'10 ft
Main Level	Kitchen	15'1 x 15'1 ft
Above Level	Primary Bedroom	11'5 x 11'5 ft
Above Level	Bedroom	9'4 x 9'4 ft
Above Level	Bedroom	8'8 x 8'8 ft
Below	Bedroom	13'11 x 13'11 ft

Bathrooms

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

Listed by: RE/MAX Performance 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
Richard Bulpitt Elementary School: Average 0.2 km 6.6/10
Middle
Yorkson Creek Middle School: Average 1.43 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 1.82 km 7.3/10
Elementary, Secondary
King's School: Above Average 1.82 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

64 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $803,700

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

—

Langley avg

—

78 20852 77a Avenue has a sell-speed score of 64/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 6% above comparable active properties in Willoughby Heights. 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 may take several weeks to attract serious offers.

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 · 361 m · Restaurant
Pho willoughby vietnamese cuisine · 375 m · Restaurant
Quesada · 380 m · Fast Food

Shopping (10 nearby)

Infinite serenity holistic spa · 348 m · Beauty Shop
Great clips · 359 m · Hairdresser
The naked truth · 385 m · Beauty Shop

Groceries (3 nearby)

Town centre liquor store · 400 m · Beverages
Your independent grocer · 497 m · Supermarket
Prime farm market · 518 m · Supermarket

Cafes (1 nearby)

Mattu's coffee & tea · 466 m · Cafe

Gyms (1 nearby)

The tennis centre · 843 m · Gym

Healthcare (1 nearby)

Shoppers drug mart · 409 m · Healthcare

Transit (1 nearby)

Bus stop northbound 208 st @ 80 ave · 677 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 202 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 577 m
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.11 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.32 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.35 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.43 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.71 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 1.82 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.83 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.84 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 2.35 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.59 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 2.96 KM

Walkability & Transit Near 78 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 — 78 20852 77a Avenue

2026 assessed value, sourced from City of Langley open data (PID 029-752-981).

Total Assessed Value (2026)

$818,000

-1.0% YoY

-3.8%/yr over 2 yr

2024 Value Trend 2026

Land

$631,000

Buildings

$187,000

Year Built

N/A

Class

039

Zoning

CD-77

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$631,000	$187,000	$818,000	-1.0%
2025	$637,000	$189,000	$826,000	-6.6%
2024	$682,000	$202,000	$884,000	—

Mortgage Calculator for 78 20852 77a Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $247

Maintenance fee 343.97

Based on a 30-year fixed at 4% interest with 20% down ($171,000), the estimated monthly payment for this listing is $3,857/month — $3,266 principal & interest, $247 property tax, $344 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: Sep 18, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

At an estimated rental income of $3,012/month, this property runs a $899/month shortfall after mortgage and carrying costs. Break-even requires approximately 43% down.

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

Estateblock Rent Estimate for 78 20852 77a 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.