Home Langley, BC Willoughby Heights B606 20078 85 Avenue

B606 20078 85 Ave, Langley BC - Apartment/Condo for Sale - MLS# R3146448

63 days on the market

$740,000

Est. Mortgage $3,274/mo

Listing updated: Aug 4, 2026 at 02:21pm

EstateBlock checked: Sep 17, 2026 at 09:30am

Latimer Village

3 Beds

2 Baths

1310 sqft

565 $ /sqft

568.26 $ Maint. fee

2024 built

15% cheaper than comps

63 days on the market

$740,000

$770,000

Est. $3,274/mo with 20% down

Listing updated: Aug 4, 2026 at 02:21pm

EstateBlock checked: Sep 17, 2026 at 09:30am

Photos

Exterior Front Photo of B606 20078 85 Avenue, Langley, BC

Exterior Rear Photo of B606 20078 85 Avenue, Langley, BC

Living Room Photo of B606 20078 85 Avenue, Langley, BC

Family Room Photo of B606 20078 85 Avenue, Langley, BC

Dining Area Photo of B606 20078 85 Avenue, Langley, BC

Kitchen Photo of B606 20078 85 Avenue, Langley, BC

Kitchen Island Photo of B606 20078 85 Avenue, Langley, BC

Pantry Photo of B606 20078 85 Avenue, Langley, BC

Breakfast Nook Photo of B606 20078 85 Avenue, Langley, BC

Primary Bedroom Photo of B606 20078 85 Avenue, Langley, BC

Primary Bathroom Photo of B606 20078 85 Avenue, Langley, BC

Walk-In Closet Photo of B606 20078 85 Avenue, Langley, BC

Bedroom 2 Photo of B606 20078 85 Avenue, Langley, BC

Bedroom 3 Photo of B606 20078 85 Avenue, Langley, BC

Bedroom 4 Photo of B606 20078 85 Avenue, Langley, BC

Guest Bathroom Photo of B606 20078 85 Avenue, Langley, BC

Powder Room Photo of B606 20078 85 Avenue, Langley, BC

Office / Den Photo of B606 20078 85 Avenue, Langley, BC

Loft / Bonus Room Photo of B606 20078 85 Avenue, Langley, BC

Basement Recreation Room Photo of B606 20078 85 Avenue, Langley, BC

Laundry Room Photo of B606 20078 85 Avenue, Langley, BC

Mudroom Photo of B606 20078 85 Avenue, Langley, BC

Entry Foyer Photo of B606 20078 85 Avenue, Langley, BC

Hallway Photo of B606 20078 85 Avenue, Langley, BC

Staircase Photo of B606 20078 85 Avenue, Langley, BC

Garage Interior Photo of B606 20078 85 Avenue, Langley, BC

Outdoor Patio Photo of B606 20078 85 Avenue, Langley, BC

Outdoor Deck Photo of B606 20078 85 Avenue, Langley, BC

Backyard Photo of B606 20078 85 Avenue, Langley, BC

Front Yard Photo of B606 20078 85 Avenue, Langley, BC

Garden / Landscaping Photo of B606 20078 85 Avenue, Langley, BC

Swimming Pool Photo of B606 20078 85 Avenue, Langley, BC

Hot Tub / Spa Photo of B606 20078 85 Avenue, Langley, BC

Outdoor Kitchen Photo of B606 20078 85 Avenue, Langley, BC

Aerial View of B606 20078 85 Avenue, Langley, BC

Street View Photo of B606 20078 85 Avenue, Langley, BC

Neighborhood Park Photo Near B606 20078 85 Avenue, Langley, BC

Community Amenities Photo (Clubhouse) of B606 20078 85 Avenue, Langley, BC

Fitness Center Photo Near B606 20078 85 Avenue, Langley, BC

Playground / Recreational Area Near B606 20078 85 Avenue, Langley, BC

Experience elevated condo living in this stunning top-floor corner home, built in 2024 and offering 1,310 sq. ft. of bright, open living space. Featuring 3 bedrooms and 2 bathrooms, this home is designed for both comfort and functionality with a spacious pantry, additional in-suite storage, quartz countertops, stainless steel appliances, and a gas range perfect for the home chef. Enjoy the rare convenience of 3 parking stalls and an oversized self-contained storage locker. Located in the heart of Latimer Village, you'll love being just steps to shops, restaurants, cafés, and everyday amenities, with transit and commuter routes nearby for easy access. A modern, move-in-ready home in one of Langley's most desirable communities. Open House Sunday July 26 from 2--4pm.

Interior Features

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

Exterior Features

Exterior Features	Garden, Playground, Balcony
View Description	Mountains
Roof	Torch-On
Structures	Multi Family, Residential Attached

Building Details

Price	$740,000
Total Bedrooms	3
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1310
Year Built	2024
Age Of Building	2
Building Type	Apartment/Condo
Property Type	Residential
Architecture Style	Top Floor Unit
Stories	1
Building Amenities	Clubhouse, Caretaker, Trash, Maintenance Grounds, Gas, Hot Water, Management, Snow Removal
Building Name	Latimer Village
Ownership Type	Freehold Strata
Maintenance Fee	$568.26
Community Features	Shopping Nearby
Amenities Nearby	Clubhouse, Caretaker, Trash, Maintenance Grounds, Gas, Hot Water, Management, Snow Removal
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Underground, Guest
Total Parking Spaces	3
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allowed
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Rental Suites	None
Units In Development	166

Lot & Land

MLS^® #	R3146448
Area	Langley
Neighbourhood	Willoughby Heights
City	Langley
Postal Code	V2Y 3Z3
Gross Taxes	$3,205.07
Zoning	CD-129

Property Timeline

Status	Date	Price
R3146448 / Active	07-16-2026	$740,000

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	14' x 14' ft
Main Level	Living Room	10' x 10' ft
Main Level	Dining Room	7' x 7' ft
Main Level	Pantry	6' x 6' ft
Main Level	Den	7' x 7' ft
Main Level	Primary Bedroom	10' x 10' ft
Main Level	Bedroom	9' x 9' ft
Main Level	Bedroom	11' x 11' ft

Bathrooms

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

Listed by: Royal LePage Sterling Realty & Royal LePage Sterling 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
Willoughby Elementary School: Above Average 1.69 km 7.1/10
Middle
Yorkson Creek Middle School: Average 1.17 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
Fraser Valley School: Average 3.73 km 5.9/10
Elementary, Secondary
King's School: Above Average 3.73 km 7.3/10

Closest Transit

Bus Stop
Northbound 200 St @ 84 Ave: 0.18 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 4.55 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

69 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $851,000

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.55 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

63 DOM

Listed

Willoughby Heights avg

—

Langley avg

—

B606 20078 85 Avenue has a sell-speed score of 69/100, placing it in the "Expected to sell within weeks" band. The listing is priced 15% below comparable active properties in Willoughby Heights, which is a strong competitive signal. 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 likely to sell within a few weeks.

Climate Risk for V2Y 3Z3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 3Z3, 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 (34 nearby)

Sushi avenue · 204 m · Restaurant
Naomi · 210 m · Restaurant
Pizza garden · 232 m · Restaurant

Shopping (28 nearby)

Hunnis · 167 m · Clothes
Mint nail · 179 m · Beauty Shop
Happy face pharmacy and medical clinic · 189 m · Pharmacy

Groceries (11 nearby)

Express news · 248 m · Convenience
Berezan liquor store · 289 m · Beverages
Blacksmith bakery · 351 m · Bakery

Cafes (4 nearby)

Tim hortons · 718 m · Cafe
Gratia cafe · 764 m · Cafe
Starbucks · 848 m · Cafe

Healthcare (3 nearby)

Happy face pharmacy and medical clinic · 189 m · Healthcare
Pharmachoice · 750 m · Healthcare
Pharmasave · 998 m · Healthcare

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 579 m · Transit
Bus stop carvolth exchange bay 13 · 587 m · Transit
Bus stop eastbound 80 ave @ 200 st · 974 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 487 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.4 / 10	Distance 1.17 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.31 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 1.45 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.64 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	7.1 / 10	Distance 1.69 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 1.70 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.96 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 2.03 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 2.07 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.14 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.27 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 2.78 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 2.89 KM

Walkability & Transit Near B606 20078 85 Avenue

Car-Dependent 4

Walk Score - Car-Dependent

Almost all errands require a car

Some Transit 0

Transit Score - Minimal Transit

It is possible to get on a bus

Somewhat
Bikeable 0

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — B606 20078 85 Avenue

2026 assessed value, sourced from City of Langley open data (PID 032-257-279).

Total Assessed Value (2026)

$866,000

-9.5% YoY

-9.5%/yr over 1 yr

2025 Value Trend 2026

Land

$650,000

Buildings

$216,000

Year Built

N/A

Class

030

Zoning

CD-129

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$650,000	$216,000	$866,000	-9.5%
2025	$718,000	$239,000	$957,000	—

Mortgage Calculator for B606 20078 85 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $267

Maintenance fee 568.26

With a 20% down payment, buyers can expect an estimated $3,661/month in total housing costs on this $740,000 property — $2,826 mortgage payment, $267 property tax, $568 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 4, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

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Down Payment (percent)

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Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $2,679/month estimated rent and $3,721/month in total housing costs, this property has a -$1,042/month cashflow. Break-even down payment: approximately 50%.

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

Estateblock Rent Estimate for B606 20078 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.