Where exactly is Latimer in Willoughby?

Latimer is the master-planned Willoughby sub-neighbourhood south of Yorkson, broadly bounded by 196 Street and 200 Street on the west, 200/204 Street on the east, 72 Avenue on the south, and 80 Avenue on the north. The Latimer Neighbourhood Concept Plan (NCP) was adopted in 2014 and amended subsequently. Latimer is townhouse-heavy with a detached belt on the eastern and southern edges, plus high-rise concrete at The Towers at Latimer Heights.

What is the Latimer Heights master plan?

Latimer Heights is Vesta Properties' 76-acre master-planned community at 200 Street and 76 Avenue. At full build-out, ~1,400 homes across townhouse, mid-rise condominium, and high-rise, including The Towers at Latimer Heights, which opened as Langley's first concrete high-rise in 2024 (twin towers, ~500 homes). It is a single-developer streetscape with cohesive design, a professionally run strata, and a defined commercial node within the plan.

What schools serve Latimer?

School District 35 (Langley). Most addresses feed Donna Gabriel Robins Elementary along the 78 Avenue / Latimer Road corridor (K–5); middle grades feed Yorkson Creek Middle (84 Avenue near 208 Street). For secondary, the catchment runs to either RE Mountain Secondary (7633 202A Street, hosts the SD 35 IB Diploma Programme) or Walnut Grove Secondary depending on the lot. Pull the live SD 35 catchment map for the specific address before paying any catchment premium.

How does Latimer differ from Yorkson?

Yorkson is the central-west Willoughby sub-area north of Latimer (broadly 80 to 84 Avenue, between 200 and 208 Street); Latimer sits south (72 to 80 Avenue, west of 200 Street). Both are townhouse-heavy with detached edges, but Latimer is the more master-planned of the two: Vesta's Latimer Heights covers a meaningful share. Latimer's strata and streetscape are more uniform; Yorkson has older mid-2010s stock with several developers.

Does Latimer benefit from the Surrey-Langley SkyTrain extension?

Partially. The extension is targeted for in-service late 2029 (per the January 2026 Provincial confirmation). The closest station is Willowbrook at NE 196 Street and Fraser Highway. West Latimer sits largely inside the 800-metre walking radius; East Latimer and South Latimer are outside the radius but within a 15-minute walk. A 2020 study prepared for TransLink by Coriolis Consulting compared similar condo buildings inside and outside 800 metres of a station across Metro Vancouver and put the station-proximity premium at roughly 5%, well below the double-digit figures usually quoted.

What property types dominate Latimer?

Townhouse-heavy with detached on the east and south edges and high-rise concrete at The Towers at Latimer Heights. Newer 3-bed 1,500–1,700 sq ft townhouses transact $950K–$1.15M; new-build 4-bed 2,400–2,800 sq ft detached transact $1.55–1.85M; high-rise condos opened in the $650K–$850K band. Strata-form diligence (depreciation report, contingency reserve, strata insurance, 2-5-10 warranty, recent minutes) is essential on every purchase here.

Neighbourhood guide

Latimer (Willoughby, Langley): A Buyer’s Guide

Last reviewed June 10, 2026 by Bronson Job PREC, REALTOR®Sources: Township of Langley OCP, Latimer Neighbourhood Concept Plan (adopted 2014, amended), Willoughby Community Plan (Sept 2025 draft), School District 35, TransLink, Province of BCCC BY 4.0How we verify

A note from me: I’m Bronson Job, a REALTOR® (PREC) with Momentum Realty Inc., so I earn a commission when I help someone buy or sell. I write these guides to be genuinely useful — general information, not advice on your specific situation — and I take no payment from any third party named in them. How I verify.

Latimer is the master-planned south side of Willoughby in the Township of Langley, the stretch below Yorkson, between 72 Avenue and 80 Avenue, where single-developer communities like Vesta’s Latimer Heights set a cohesive streetscape and a townhouse-heavy housing mix. It is anchored by the Latimer Neighbourhood Concept Plan, served by Highway 1 and Carvolth Exchange, and within reach of the future Surrey-Langley SkyTrain Willowbrook Station. This guide walks the five sub-areas, the School District 35 catchments, the planning framework, and the station-radius geography. It pairs with the Latimer area page and the Willoughby guide, which gives the four-sub-area overview Latimer sits inside.

Market snapshot · August 2026

Willoughby · HPI Benchmark

Benchmark price

$846K

Month over month

-0.4%

Year over year

-6.2%

Sales (month)

Active listings

453

Months of inventory

4.5

Fraser Valley Real Estate Board / Greater Vancouver REALTORS composite Home Price Index (HPI), the industry-standard measure of typical home value, adjusted for property mix. Balanced market range.

See the Willoughby HPI chart on Market Insights

Source: Fraser Valley Real Estate Board · Real Estate Board of Greater Vancouver. Composite (all property types). HPI benchmarks are aggregate measures; specific properties may transact above or below.

Five enclaves

The five enclaves, mapped

Latimer is five named enclaves, each in a different school catchment and at a different distance to the future SkyTrain station. Latimer Heights is the master-planned heart; East Latimer is the 200 Street-frontage future-transit-oriented-development play; South Latimer is the detached belt; the Willoughby Town Centre fringe is the walkable-amenity slice; West Latimer is the SkyTrain-station-radius quiet-streetscape play.

Map loading…

Latimer (Willoughby), Township of Langley: Latimer Heights master plan in the centre around 200 Street & 76 Avenue; East Latimer along the 200 Street corridor; South Latimer detached belt between 72 and 78 Avenue; West Latimer between 196 and 200 Street.

Latimer Heights (Vesta master plan)

Latimer Heights is the Vesta Properties master-planned community at roughly 200 Street and 76 Avenue, the gravitational centre of Latimer. The plan covers 76 acres and at full build-out delivers approximately 1,400 homes across townhouse, mid-rise condominium, and "The Towers at Latimer Heights", Langley's first concrete high-rise (twin towers, ~500 homes, completed 2024). For a buyer, Latimer Heights means a single-developer streetscape with cohesive design language, a professionally run strata, and a defined commercial node (Latimer Village within the master plan). Townhouse pricing in newer Latimer Heights phases typically transacts $950K–$1.15M for 3-bedroom 1,500–1,700 sq ft product; the high-rise condos opened in the $650K–$850K band depending on view and floor.

East Latimer (200 Street corridor frontage)

East Latimer is the strip along 200 Street between 72 Avenue and 80 Avenue, the western edge of Yorkson and the future TOD-overlay corridor under the September 2025 draft Willoughby Community Plan. Inventory mix is mixed-use podium condominium and townhouse over commercial (Willoughby Town Centre at 80 Ave / 208 St is the larger commercial node, but East Latimer's 200 Street frontage feeds it). For long-hold owners, East Latimer parcels are the most likely candidates in Latimer to be repositioned at higher density once the draft Community Plan is adopted; for live-in buyers, the 200 Street frontage trades a noisier streetscape for closer proximity to Highway 1, Carvolth Exchange, and the future Willowbrook SkyTrain station radius.

South Latimer (72 Ave / 78 Ave detached belt)

South Latimer is the detached single-family belt between 72 Avenue and roughly 78 Avenue, on the south edge of the Latimer NCP. The eastern half of this belt is the Latimer NCP's designated detached zone: newer-build 4-bedroom 2,400–2,800 sq ft homes on conventional 4,000–5,000 sq ft lots, transacting $1.55–1.85M depending on age and lot. South Latimer also abuts Donna Gabriel Robins Elementary along the 78 Avenue / Latimer Road corridor. The Surrey-Langley SkyTrain Willowbrook Station (NE corner 196 St & Fraser Hwy) is roughly 1.0–1.4 km south of the South Latimer detached belt, outside the 800-metre TOD-premium radius for most parcels but well inside a 15-minute walk.

Willoughby Town Centre fringe (Latimer-side)

The Latimer-side fringe of Willoughby Town Centre is the section north of 80 Avenue between 200 and 204 Street that drops into the commercial core (Qualico-developed Willoughby Town Centre, 181,029 sq ft, anchored by Save-On-Foods, Shoppers Drug Mart, and Cobs Bread). For a buyer, this fringe means walkable groceries and 5-minute commute to Yorkson Creek Middle, with newer townhouse and condo product transacting at a small premium to interior Latimer because of the amenity adjacency. Strata-form diligence is unchanged: depreciation report, contingency reserve, and 2-5-10 home warranty status all need verification before subject removal.

West Latimer (school-catchment quiet)

West Latimer is the band roughly between 196 Street and 200 Street, south of 80 Avenue. Quieter streetscape than East Latimer (no 200 Street arterial frontage), older townhouse stock (mid-2010s build) and pockets of newer detached. School catchment for most West Latimer addresses runs to Donna Gabriel Robins Elementary and either RE Mountain Secondary or Walnut Grove Secondary depending on the lot. Verify the live SD 35 catchment map for the specific address before paying any school-catchment premium. West Latimer is the closest part of the neighbourhood to the future Willowbrook SkyTrain Station, with much of the area sitting inside the 800-metre TOD-premium radius once the line opens (currently late 2029).

Planning framework

The Latimer NCP: what the planned-community framework means for buyers

The Latimer Neighbourhood Concept Plan (Township of Langley, adopted 2014, amended subsequently) sets the planned-community framework for Latimer: how parcels are zoned, where the commercial nodes are, how the road network connects, and where density is permitted. An NCP is the Township of Langley’s pre-OCP planning instrument: it sits below the OCP in the regulatory hierarchy but it is what shaped the streetscape, school siting, and developer parcels you see today.

For a buyer, the NCP framework explains three things. Latimer is townhouse-heavy, with a defined detached belt rather than a checkerboard mix, because the NCP zoned it that way. Latimer Heights at 200 Street and 76 Avenue is the gravitational centre because the NCP defined the master-plan parcel. And the school catchment is locked in because Donna Gabriel Robins Elementary, along the 78 Avenue / Latimer Road corridor, was sited under the NCP framework with the catchment in mind.

The NCP framework is also what makes Latimer’s comps lender-trusted: underwriters read “master-planned NCP” the way they read “single registered strata corporation, professionally managed, depreciation report on file”. This shows up as easier financing on Latimer Heights units than on a comparable mid-2010s mixed-developer Yorkson townhouse, all else equal.

The Willowbrook SkyTrain math, in 2 sentences

BC transit-oriented-development research generally identifies roughly 800 metres (~10 minutes walking) as the radius inside which station price premiums concentrate. For Latimer, that radius covers West Latimer broadly and the southwest portion of South Latimer partially, not the entire neighbourhood. East Latimer and the north half of Latimer Heights are outside the 800-metre walking radius but within a 15-minute walk.

Buyers weighing a SkyTrain-corridor premium for a Latimer purchase should confirm the actual walking distance from the specific address to Willowbrook Station, not the driving distance, not the “close to the SkyTrain” marketing language. A 2020 study prepared for TransLink by Coriolis Consulting compared similar condo buildings inside and outside 800 metres of a station across Metro Vancouver and put the station-proximity premium at roughly 5%, well below the double-digit figures usually quoted. The Willowbrook in-service date is currently targeted for late 2029.

Schools

Schools: Donna Gabriel Robins Elementary, Yorkson Creek Middle, RE Mountain or Walnut Grove Secondary

Most Latimer addresses feed Donna Gabriel Robins Elementary along the 78 Avenue / Latimer Road corridor for grades K–5; middle-school grades feed Yorkson Creek Middle School (84 Avenue near 208 Street). For secondary, the SD 35 catchment runs to either RE Mountain Secondary (7633 202A Street, the new 2019 building, hosts the SD 35 IB Diploma Programme) or Walnut Grove Secondary depending on the specific lot; the boundary between the two catchments is reviewed periodically.

The IB program at RE Mountain typically runs as an application stream rather than pure catchment. Verify the current SD 35 IB application timeline and eligibility before deciding on a Latimer home for IB-program access. For lot-specific catchment confirmation, pull the live SD 35 catchment map: never rely on listing-sheet language alone.

Worked numbers

Worked examples

Example 1: Latimer Heights 2020-build townhouse at $1.05M

3-bedroom 1,650 sq ft three-storey townhouse, 2020 build, Vesta Latimer Heights master plan. PTT: 1% × $200K + 2% × $850K = $2K + $17K = $19K. First-Time Home Buyer exemption may apply if eligible (verify thresholds against current legislation). Newly Built exemption is age-limited: this 2020-build is 6 years old, no longer eligible. Strata fee typically $340–$420/mo for newer Latimer Heights townhouses; verify the depreciation report and contingency reserve before subject removal. 2-5-10 home warranty: major-structural-component coverage runs to year 10.

Example 2: South Latimer 2023-build detached at $1.7M

4-bedroom 2,600 sq ft new-build detached on a conventional 4,200 sq ft lot, 2023 build, South Latimer 78 Avenue area. PTT: 1% × $200K + 2% × $1.5M = $2K + $30K = $32K. Newly Built exemption: this property is 3 years old. Verify whether the exemption applies at completion-date or first-occupancy date and confirm threshold eligibility on the current legislation. 2-5-10 home warranty: year-3 milestone behind, year-10 major-structural-component coverage well in front.

Example 3: The Towers at Latimer Heights condo at $720K, ~1.0 km to Willowbrook Station

2-bedroom 850 sq ft concrete high-rise condominium, completed 2024 (Langley’s first concrete high-rise; twin-tower master plan with ~500 homes). The unit sits roughly 1.0 km from the future Willowbrook SkyTrain Station, outside the 800-metre transit-oriented-development radius (~12-minute walk) but within a 15-minute walk. PTT: 1% × $200K + 2% × $520K = $2K + $10.4K = $12.4K. Newly Built exemption: building completion 2024 may bring this within the age window (verify thresholds and timing). The premium the radius carries is smaller than the marketing around it: roughly 5% on Metro Vancouver condos in a 2020 study prepared for TransLink by Coriolis Consulting, and an outside-radius unit like this one captures less again. Gauge it against the actual walking distance, not the “close to the SkyTrain” language.

Example 4: West Latimer 2018-build townhouse at $980K, 650 m to Willowbrook Station

3-bedroom 1,520 sq ft three-storey townhouse, 2018 build, West Latimer (between 196 and 200 Street), 650 metres walking distance to the future Willowbrook SkyTrain Station, inside the 800-metre transit-oriented-development radius. PTT: 1% × $200K + 2% × $780K = $2K + $15.6K = $17.6K. The station-radius context: the one local measurement, a 2020 study prepared for TransLink by Coriolis Consulting, puts the premium inside that radius at roughly 5%. Whether Willowbrook follows that pattern is what a corridor buyer is weighing; past precedents are a reference, not a guarantee. The trade-off against The Towers at Latimer Heights example above: a smaller unit and no concrete high-rise amenity stack, but inside the station radius rather than outside. Different math, different decisions.

Frequently asked questions

Where exactly is Latimer in Willoughby?
Latimer is the master-planned Willoughby sub-neighbourhood south of Yorkson, broadly bounded by 196 Street and 200 Street on the west, 200/204 Street on the east, 72 Avenue on the south, and 80 Avenue on the north. The Latimer Neighbourhood Concept Plan (NCP) was adopted in 2014 and amended subsequently. Latimer is townhouse-heavy with a detached belt on the eastern and southern edges, plus high-rise concrete at The Towers at Latimer Heights.
What is the Latimer Heights master plan?
Latimer Heights is Vesta Properties' 76-acre master-planned community at 200 Street and 76 Avenue. At full build-out, ~1,400 homes across townhouse, mid-rise condominium, and high-rise, including The Towers at Latimer Heights, which opened as Langley's first concrete high-rise in 2024 (twin towers, ~500 homes). It is a single-developer streetscape with cohesive design, a professionally run strata, and a defined commercial node within the plan.
What schools serve Latimer?
School District 35 (Langley). Most addresses feed Donna Gabriel Robins Elementary along the 78 Avenue / Latimer Road corridor (K–5); middle grades feed Yorkson Creek Middle (84 Avenue near 208 Street). For secondary, the catchment runs to either RE Mountain Secondary (7633 202A Street, hosts the SD 35 IB Diploma Programme) or Walnut Grove Secondary depending on the lot. Pull the live SD 35 catchment map for the specific address before paying any catchment premium.
How does Latimer differ from Yorkson?
Yorkson is the central-west Willoughby sub-area north of Latimer (broadly 80 to 84 Avenue, between 200 and 208 Street); Latimer sits south (72 to 80 Avenue, west of 200 Street). Both are townhouse-heavy with detached edges, but Latimer is the more master-planned of the two: Vesta's Latimer Heights covers a meaningful share. Latimer's strata and streetscape are more uniform; Yorkson has older mid-2010s stock with several developers.
Does Latimer benefit from the Surrey-Langley SkyTrain extension?
Partially. The extension is targeted for in-service late 2029 (per the January 2026 Provincial confirmation). The closest station is Willowbrook at NE 196 Street and Fraser Highway. West Latimer sits largely inside the 800-metre walking radius; East Latimer and South Latimer are outside the radius but within a 15-minute walk. A 2020 study prepared for TransLink by Coriolis Consulting compared similar condo buildings inside and outside 800 metres of a station across Metro Vancouver and put the station-proximity premium at roughly 5%, well below the double-digit figures usually quoted.
What property types dominate Latimer?
Townhouse-heavy with detached on the east and south edges and high-rise concrete at The Towers at Latimer Heights. Newer 3-bed 1,500–1,700 sq ft townhouses transact $950K–$1.15M; new-build 4-bed 2,400–2,800 sq ft detached transact $1.55–1.85M; high-rise condos opened in the $650K–$850K band. Strata-form diligence (depreciation report, contingency reserve, strata insurance, 2-5-10 warranty, recent minutes) is essential on every purchase here.

What to read next

· Willoughby: the four-sub-area overview Latimer sits inside
· South Village: 186 Vesta condos at Latimer Heights, one to three bedrooms, final homes selling
· North Village: Vesta’s last Latimer Heights building, one to three bedrooms above the village shops
· Latimer area page: the snapshot companion
· Yorkson (Willoughby) guide: the central-west sub-area immediately north of Latimer
· Walnut Grove: the established-school, larger-lot alternative north of Highway 1
· Fort Langley: the heritage-village character alternative
· Brookswood-Fernridge: the redevelopment-optionality alternative south of Highway 10
· Surrey-Langley SkyTrain corridor guide: the 8-station extension Willowbrook Station sits on
· Getting around Langley: TransLink fares, Park and Ride and drive times today, before the extension opens
· Bill 44 / SSMUH guide: the provincial framework behind Township Bylaw 6020
· Houseplex (Township of Langley): the local answer, which is four units rather than the provincial six
· BC Property Transfer Tax and Property Transfer Tax calculator: on a $1.15M Latimer new-construction townhouse, BC PTT runs ~$21,000; the Newly Built exemption can offset most of it
· BC affordability calculator: model the qualifying rate against a Latimer $1.05M townhouse target
· BC Real Estate Codex: primary-source-cited reference for every fact above

Estimated catchments in and around Latimer

Tap one to see what is for sale inside it. Boundaries come from the school district and shift on their review cycles, so call or text me and I’ll confirm one before you remove subjects.

Secondary

Walnut Grove R.E. Mountain D.W. Poppy SalishSurrey

Elementary

Alex Hope Gordon Greenwood James Kennedy Lynn Fripps Willoughby Dorothy Peacock Topham West Langley Josette Dandurand

Sources: BC Government

Verified sources (4)· re-verified Sep 24, 2026Show sources

Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.

BC Governmentretrieved Sep 24, 2026
Local Government Transit-Oriented Areas Regulation, BC Reg 263/2023
https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/263_2023
The governing instrument for the tier radii. bclaws.gov.bc.ca is blocked by this environment's egress policy, so the 2026-08-09 correction was made on converging secondary summaries of this regulation rather than by reading it directly. Confirm the tier 4 / tier 5 density minimums here when the host is reachable.
BC Governmentretrieved Aug 2, 2026
Provincial Policy Manual: Transit-Oriented Areas
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/tools-for-government/local-governments-and-housing/toa_provincial_policy_manual.pdf
BC Governmentretrieved Aug 2, 2026
Local government housing initiatives
https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives
BC Governmentretrieved Aug 2, 2026· published Nov 8, 2023
B.C.'s Transit-Oriented Development Program
https://www2.gov.bc.ca/gov/content/transportation-projects/transit-oriented-development

Fact ID: bc.tod.transit_oriented_development · v3View in Codex →

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Sources: BC Government · BC Laws · Other

Verified sources (5)· re-verified Aug 10, 2026Show sources

BC Governmentretrieved Aug 10, 2026
Small-scale multi-unit housing (SSMUH)
https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives/smale-scale-multi-unit-housing
BC Governmentretrieved Aug 10, 2026
Small-Scale, Multi-Unit Housing — Provincial Policy Manual & Site Standards
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/tools-for-government/local-governments-and-housing/ssmuh_provincial_policy_manual.pdf
BC Lawsretrieved Aug 10, 2026· published Nov 27, 2025
Bill 25 — 2025: Housing and Municipal Affairs Statutes Amendment Act, 2025
https://www.bclaws.gov.bc.ca/civix/document/id/bills/billsprevious/1st43rd:gov25-1
BC Governmentretrieved Aug 10, 2026
Bill 25 SSMUH Policy Bulletin
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/tools-for-government/local-governments-and-housing/bill_25_ssmuh_policy_bulletin.pdf
Otherretrieved Aug 10, 2026
Small-Scale, Multi-Unit Housing — Township of Langley
https://www.tol.ca/en/the-township/small-scale-multi-unit-housing.aspx

Fact ID: bc.bill44_2023_ssmuh · v3View in Codex →

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Sources: BC Government

Verified sources (2)· re-verified Sep 24, 2026Show sources

BC Governmentretrieved Sep 24, 2026
Property Transfer Tax
https://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax
BC Governmentretrieved Sep 24, 2026
Property Transfer Tax Act, RSBC 1996, c. 378
https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/96378_01

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Bronson Job PRECREALTOR® · Momentum Realty Inc.GVR Member #6015742 · FVREB Member #FJOBBR