Home Langley, BC Willoughby Heights Arcadia 83 20852 77a Avenue

83 20852 77a Ave, Langley BC – Townhouse for Sale – MLS® R3173622

83 20852 77a Avenue, Langley, British Columbia V2Y 0R8

Langley Townhouses for Sale

14 days on the market

$819,000

Est. Mortgage $3,623/mo

Listing updated: Oct 8, 2026 at 10:34am

EstateBlock checked: Oct 20, 2026 at 09:45am

4 Beds

4 Baths

1579 sqft

519 $ /sqft

343.97 $ Maint. fee

2015 built

Photos

Exterior photo of 83 20852 77a Ave, Langley, BC – MLS® R3173622

Exterior Rear Photo of 83 20852 77a Avenue, Langley, BC

Living Room Photo of 83 20852 77a Avenue, Langley, BC

Family Room Photo of 83 20852 77a Avenue, Langley, BC

Dining Area Photo of 83 20852 77a Avenue, Langley, BC

Kitchen Photo of 83 20852 77a Avenue, Langley, BC

Kitchen Island Photo of 83 20852 77a Avenue, Langley, BC

Pantry Photo of 83 20852 77a Avenue, Langley, BC

Breakfast Nook Photo of 83 20852 77a Avenue, Langley, BC

Primary Bedroom Photo of 83 20852 77a Avenue, Langley, BC

Primary Bathroom Photo of 83 20852 77a Avenue, Langley, BC

Walk-In Closet Photo of 83 20852 77a Avenue, Langley, BC

Bedroom 2 Photo of 83 20852 77a Avenue, Langley, BC

Bedroom 3 Photo of 83 20852 77a Avenue, Langley, BC

Bedroom 4 Photo of 83 20852 77a Avenue, Langley, BC

Guest Bathroom Photo of 83 20852 77a Avenue, Langley, BC

Powder Room Photo of 83 20852 77a Avenue, Langley, BC

Office / Den Photo of 83 20852 77a Avenue, Langley, BC

Loft / Bonus Room Photo of 83 20852 77a Avenue, Langley, BC

Basement Recreation Room Photo of 83 20852 77a Avenue, Langley, BC

Laundry Room Photo of 83 20852 77a Avenue, Langley, BC

Mudroom Photo of 83 20852 77a Avenue, Langley, BC

Entry Foyer Photo of 83 20852 77a Avenue, Langley, BC

Hallway Photo of 83 20852 77a Avenue, Langley, BC

Staircase Photo of 83 20852 77a Avenue, Langley, BC

Garage Interior Photo of 83 20852 77a Avenue, Langley, BC

Outdoor Patio Photo of 83 20852 77a Avenue, Langley, BC

Outdoor Deck Photo of 83 20852 77a Avenue, Langley, BC

Backyard Photo of 83 20852 77a Avenue, Langley, BC

Front Yard Photo of 83 20852 77a Avenue, Langley, BC

WELCOME TO ARCADIA! This rare and spacious 4-bedroom, 4-bathroom townhome offers the perfect blend of modern luxury and family comfort in the heart of Willoughby. The bright, open-concept main floor is a showstopper, featuring a chef-inspired kitchen w/ premium quartz countertops, striking waterfall island, stainless steel appliances, and a gas range. Enjoy the ultimate comfort of radiant in-floor heating throughout the home. With four generous bedrooms & four modern baths, there is ample space for a growing family or a dedicated home office. Complete with a double garage for side-by-side parking and storage. Ideally located within walking distance to Richard Bulpitt Elementary, shopping and transit. A sophisticated home in a prime location-this is a must see!

Interior Features

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

Exterior Features

Exterior Features	Playground, Balcony
Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$819,000
Total Bedrooms	4
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	1579
Year Built	2015
Age Of Building	11
Building Type	Townhouse
Property Type	Residential
Architecture Style	3 Storey
Stories	3
Building Amenities	Trash, Maintenance Grounds, Management, Snow Removal
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	Tandem, Front Access
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	88

Lot & Land

MLS^® #	R3173622
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 0R8
Gross Taxes	$2,682.64
Zoning	CD-77

Property Timeline

Status	Date	Price
R3173622 / Active	10-06-2026	$819,000
to view full Property History (5 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	11'3 x 11'3 ft
Main Level	Dining Room	11'2 x 11'2 ft
Main Level	Kitchen	14'2 x 14'2 ft
Above Level	Primary Bedroom	11'4 x 11'4 ft
Above Level	Bedroom	9'6 x 9'6 ft
Above Level	Bedroom	8'4 x 8'4 ft
Below	Bedroom	10'6 x 10'6 ft
Below	Foyer	16'10 x 16'10 ft

Bathrooms

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

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.

About the building: Arcadia

20852 77A Avenue, Willoughby Heights, Langley

Arcadia building details

Building

Built: 2015
Homes: 88 in 3 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: EPS2556
Managed by: Colyvan Pacific Property Mmt
Parking: Grge/Double Tandem
Lockers: Limited
Strata fee covers: Snow removalManagementGardeningGarbage Pickup

Bylaws on record

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

Market at Arcadia

For sale: 2
Median ask: $824K
Median $/sqft: $516
Days on market: 8
Sold, past year: 6

This home

$519/sqft, in line with the building median of $516.

Homes for sale at Arcadia, Langley Recent sold listings in Arcadia, Langley

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

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

65 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $778,050

Seller's

Market conditions

Seller's market — high demand area

Flood Risk

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

14 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

83 20852 77a Avenue has a sell-speed score of 65/100, placing it in the "Expected to sell within weeks" band. The listing is priced 5% 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 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. 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 —	N/A	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 83 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 — 83 20852 77a Avenue

2026 assessed value, sourced from City of Langley open data (PID 029-638-828).

Total Assessed Value (2026)

$792,000

-1.1% YoY

-4.3%/yr over 2 yr

2024 Value Trend 2026

Land

$607,000

Buildings

$185,000

Year Built

N/A

Class

039

Zoning

CD-77

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$607,000	$185,000	$792,000	-1.1%
2025	$614,000	$187,000	$801,000	-7.4%
2024	$663,000	$202,000	$865,000	—

Mortgage Calculator for 83 20852 77a Avenue

/month

Principal & Interest

Property Taxes $224

Maintenance fee 343.97

Financing 80% of the $819,000 asking price over 30 years at 4% results in approximately $3,696/month in total estimated carrying costs, $224 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.

Investment Cashflow Calculator

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $2,884/month in rental income, leaving a -$863/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 83 20852 77a Avenue, Langley

Buy Vs Rent Calculator

— / month

Rent —

Own —

Principal: — Interest, tax, insurance, fees: —

Rent vs own

—

Principal paid off by year 5 —

Principal paid off by year 10 —

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.