Home Langley, BC Willoughby Heights The Towers 904 20065 85 Avenue

904 20065 85 Ave, Langley BC - Apartment/Condo for Sale - MLS# R3048078

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Listing updated: Oct 23, 2025 at 01:50am

EstateBlock checked: Sep 27, 2026 at 07:25am

The Tower

2 Beds

2 Baths

825 sqft

909 $ /sqft

339.76 $ Maint. fee

2024 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Oct 23, 2025 at 01:50am

EstateBlock checked: Sep 27, 2026 at 07:25am

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Elementary
Willoughby Elementary School: Average 1.76 km 6.6/10
Middle
Yorkson Creek Middle School: 1.21 km
Secondary
R E Mountain Secondary School: 1.54 km

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

Private Schools

Elementary
Fraser Valley Elementary School: Average 3.68 km 6.3/10
Elementary, Secondary
King's School: Above Average 3.79 km 7.3/10

Closest Transit

Bus Stop
Eastbound 86 Ave @ 200 St: 0.19 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.60 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

54 / 100

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.60 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

37 DOM

Listed

Willoughby Heights avg

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Langley avg

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904 20065 85 Avenue has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. The local market is currently a Balanced Market with a sales-to-active ratio of 15.5% — conditions are balanced. With only 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 V2Y 3K4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3K4, 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 (~3.4 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 · 130 m · Restaurant
Naomi · 136 m · Restaurant
Pizza garden · 286 m · Restaurant

Shopping (30 nearby)

Hunnis · 94 m · Clothes
Mint nail · 105 m · Beauty Shop
Happy face pharmacy and medical clinic · 115 m · Pharmacy

Groceries (12 nearby)

Express news · 295 m · Convenience
Berezan liquor store · 313 m · Beverages
Blacksmith bakery · 405 m · Bakery

Cafes (4 nearby)

Tim hortons · 679 m · Cafe
Gratia cafe · 729 m · Cafe
Starbucks · 783 m · Cafe

Healthcare (3 nearby)

Happy face pharmacy and medical clinic · 115 m · Healthcare
Pharmachoice · 720 m · Healthcare
Pharmasave · 944 m · Healthcare

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 555 m · Transit
Bus stop carvolth exchange bay 13 · 560 m · Transit
Bus stop northbound 200 st @ 80 ave · 946 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 560 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.21 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.26 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.52 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.61 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.76 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.77 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.01 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.02 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.09 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.10 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.34 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.55 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.85 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.87 KM

Mortgage Calculator for 904 20065 85 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $184

Maintenance fee 339.76

A 20% down payment of $149,980 on this $749,900 listing yields an estimated mortgage of $2,864/month (30-year fixed, 4%). Total estimated housing cost: $3,388/month, $184 property tax, $340 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: Oct 23, 2025

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

With $2,714/month in estimated rental income against $3,449/month in mortgage payments, the monthly cashflow is -$735/month. A 41% down payment would reach break-even.

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

Estateblock Rent Estimate for 904 20065 85 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.

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Dan Marusin

Renanza Realty

778-918-5990

Award-Winning REALTOR^® with 13+ Years of Experience Serving Greater Vancouver

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More Listings in This Building

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904 20065 85 Ave, Langley BC - Apartment/Condo for Sale - MLS# R3048078

Photo

VERIFIED ACCOUNT REQUIRED

Map & Neighbourhood

Sell Speed & Competition

Climate Risk for V2Y 3K4

Nearby Restaurants, Cafes & Shops

Restaurants (37 nearby)

Shopping (30 nearby)

Groceries (12 nearby)

Cafes (4 nearby)

Healthcare (3 nearby)

Transit (3 nearby)

Schools NearBy

Josette Dandurand Elementary

Grades Served

Catchment Info

Distance

Yorkson Creek Middle School

Grades Served

Catchment Info

Distance

Dorothy Peacock Elementary School

Grades Served

Catchment Info

Distance

Peter Ewart Middle School

Grades Served

Catchment Info

Distance

Gordon Greenwood Elementary School

Grades Served

Catchment Info

Distance

Willoughby Elementary School

Grades Served

Catchment Info

Distance

R E Mountain Secondary

Grades Served

Catchment Info

Distance

Lynn Fripps Elementary School

Grades Served

Catchment Info

Distance

Walnut Grove Secondary

Grades Served

Catchment Info

Distance

Port Kells Elementary School

Grades Served

Catchment Info

Distance

Alex Hope Elementary

Grades Served

Catchment Info

Distance

Richard Bulpitt Elementary School

Grades Served

Catchment Info

Distance

James Kennedy Elementary School

Grades Served

Catchment Info

Distance

R C Garnett Demonstration Elementary School

Grades Served

Catchment Info

Distance

West Langley Elementary School

Grades Served

Catchment Info

Distance

Mortgage Calculator for 904 20065 85 Avenue

Investment Cashflow Calculator

Estateblock Rent Estimate for 904 20065 85 Avenue, Langley

Price vs Neighbourhood Average — Willoughby Heights, Langley

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