Home Langley, BC Willoughby Heights B118 20834 80 Avenue

B118 20834 80 Ave, Langley BC V2Y 3M6 – Condo for Sale – MLS® R3169737

B118 20834 80 Avenue, Langley, British Columbia V2Y 3M6

Langley Condos for Sale

45 days on the market

$509,000

Est. monthly cost $2,597/mo

Updated with MLS® - Nov 12, 2026 at 07:10pm

Alexander Square

2 Beds

2 Baths

738 sqft

690 $ /sqft

383.45 $ Maint. fee

2023 built

Photos

Welcome to Alexander Square by RDG Development! This desirable Garden Level Jr 2 Bed / 2 Bath home features an open, functional layout with 9’ ceilings and a sleek, modern color scheme. The chef-inspired kitchen boasts stainless steel appliances, pot lights, undermount task lighting, and a spacious island w/ elegant pendant lights with all laminated floor. Includes 1 Parking Stall & 1 Storage Locker. Fully equipped Fitness center & entertainment lounge, Directly across from Willoughby Town Centre—just steps to grocery stores, shops, dining, transit, and quick access to major commuter routes. Don't miss out on this fantastic opportunity!

Building 26 fields Inside & out 11 fields Lot & land 7 fields

Building Details

Price	$509,000
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	738
Year Built	2023
Age Of Building	3
Building Type	Apartment/Condo
Property Type	Residential
Architecture Style	Ground Level Unit
Stories	0
Building Amenities	Exercise Centre, Caretaker, Trash, Maintenance Grounds, Hot Water, Management, Recreation Facilities, Snow Removal
Building Name	Alexander Square
Ownership Type	Freehold Strata
Maintenance Fee	$383.45
Community Features	Shopping Nearby
Amenities Nearby	Exercise Centre, Caretaker, Trash, Maintenance Grounds, Hot Water, Management, Recreation Facilities, Snow Removal
Utility Type	Community, Electricity Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Underground, Guest
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Yes With Restrictions
Rental Suites	None

Interior Features

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

Exterior Features

Roof	Asphalt
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3169737
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3M6
Gross Taxes	$1,960.35
Zoning	CD107

Property Timeline

Status	Date	Price
R3169737 / Active	09-28-2026	$509,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	10'6 x 10'6 ft
Main Level	Dining Room	10'6 x 10'6 ft
Main Level	Kitchen	11' x 11' ft
Main Level	Primary Bedroom	10'8 x 10'8 ft
Main Level	Bedroom	9' x 9' ft
Main Level	Walk-In Closet	5'2 x 5'2 ft
Main Level	Laundry	3'6 x 3'6 ft
Main Level	Foyer	8'1 x 8'1 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Main Level	No	#4

Listed by: Emily Oh 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, sell speed & climate

SkyTrain 4.53 km · crime average · sell-speed score 47/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (20 nearby)

Hifive chicken · 197 m · Restaurant
Earl of sandwich · 213 m · Restaurant
Quesada · 221 m · Fast Food

Shopping (14 nearby)

The naked truth · 279 m · Beauty Shop
Albany books · 296 m · Bookshop
Infinite serenity holistic spa · 313 m · Beauty Shop

Groceries (6 nearby)

Prime farm market · 362 m · Supermarket
Town centre liquor store · 396 m · Beverages
Your independent grocer · 448 m · Supermarket

Cafes (3 nearby)

Mattu's coffee & tea · 380 m · Cafe
Tim hortons · 923 m · Cafe
Gong cha · 973 m · Cafe

Healthcare (2 nearby)

Shoppers drug mart · 375 m · Healthcare
Value drug mart · 960 m · Healthcare

Gyms (1 nearby)

The tennis centre · 506 m · Gym

Transit (1 nearby)

Bus stop northbound 208 st @ 84 ave · 909 m · Transit

Public Schools

Elementary
Richard Bulpitt Elementary School: Average 0.51 km 6.6/10
Middle
Yorkson Creek Middle School: Average 0.89 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 1.94 km 7.3/10
Elementary, Secondary
King's School: Above Average 1.94 km 7.3/10

Closest Transit

Bus Stop
Southbound 208 St @ 80 Ave: 0.08 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 4.53 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

47 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $455,331

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.53 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

45 DOM

Listed

B118 20834 80 Avenue has a sell-speed score of 47/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 11.8% above comparable active properties in Willoughby Heights. 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 V2Y 3M6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3M6, 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 (~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.

Schools NearBy

16 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 175 m
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	6.6 / 10	Distance 506 m
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 624 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 891 m
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.21 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 1.48 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.54 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 1.94 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.03 KM
R C Garnett Demonstration Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 2.23 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.29 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.40 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.53 KM
Fraser Valley School	Independent	Grades Served —	Catchment Info —	5.9 / 10	Distance 2.67 KM
COMPASS Christian Langley (Glover Rd.)	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.81 KM

Walkability & Transit Near B118 20834 80 Avenue

Car-Dependent 49

Walk Score - Car-Dependent

Most errands require a car

Some Transit 30

Transit Score - Some Transit

A few nearby public transportation options

Bikeable 67

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — B118 20834 80 Avenue

2026 assessed value, sourced from City of Langley open data (PID 031-905-111).

Total Assessed Value (2026)

$542,000

-2.3% YoY

+1.3%/yr over 2 yr

2024 Value Trend 2026

Land

$325,000

Buildings

$217,000

Year Built

N/A

Class

030

Zoning

CD-107

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$325,000	$217,000	$542,000	-2.3%
2025	$333,000	$222,000	$555,000	+5.1%
2024	$317,000	$211,000	$528,000	—

Costs & calculators

Monthly cost about $2,597/month · rent estimate $1,992/month · owning catches up with renting by year 6 · cash flow if rented −$755/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for B118 20834 80 Avenue

$2,597 /month

Principal & Interest $2,051

Property Taxes $163

Maintenance fee $383

The estimated monthly cost of B118 20834 80 Avenue, Langley is $2,597: $2,051 principal and interest with 20% down over 30 years at 4.45%, plus $163 property tax and $383 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

−$755 /month

Mortgage Payment $2,051

Monthly Cash Flow −$755

Break Even Down Payment 50%

Cap Rate -1.8%

Cash on Cash -8.9%

If B118 20834 80 Avenue, Langley were rented at $1,992 a month with 5% vacancy, it would fall $755 a month short of the mortgage and carrying costs; about 50% 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 B118 20834 80 Avenue, Langley

$1,992 / month

Rent $1,992

Own $2,597

Principal: $660/mo Interest, tax, insurance, fees: $1,937/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$552/mo (year 1) → ~$1,284/mo (year 20) → ~$1,916/mo (year 29).

Net cost to own at year 5 ~$1,937/mo About $55/mo less than renting

EstateBlock estimates B118 20834 80 Avenue, Langley would rent for about $1,992 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: B118 20834 80 Avenue

Rent vs own

Owning catches up by year 6

With 20% down ($101,800) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $36,287

Principal paid off by year 10 $81,598

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 B118 20834 80 Avenue, Langley is cheaper at first, but owning catches up by year 6, with $36,287 of principal paid off by year 5 and $81,598 by year 10.