Willoughby Langley · A guide for buyers and owners
Willoughby is a Langley neighbourhood that is about half built, and the Township plans homes for the rest of its land.
- 1Langley Events Centre7888 200 Street
- 2Carvolth Exchange20255 86 Avenue
- 3Yorkson Medical Clinic8045 204 Street
- 4Yorkson Community Park20641 82 Avenue
The outline is Willoughby as the Township draws it. The dot is Willoughby Town Centre; the small squares are elementary schools.
What Willoughby is like
Willoughby is in the Township of Langley, the municipality around Langley City. By the Township’s count, 53% of the land its plan opens to building is built on. The area holds 53,659 people, 30% of the Township’s.
The plan has room for 87,438 to 106,941 people once the land is fully built. How much building is left depends on the neighbourhood.
Touch a neighbourhood to see how much of its planned homes are built.
Central, Northeast and Southwest are the Gordon Estates neighbourhoods.
- Carvolth: 42% of the planned homes are built
- Central Gordon Estates: 36% of the planned homes are built
- Latimer: 35% of the planned homes are built
- Northeast Gordon Estates: 32% of the planned homes are built
- Routley: 93% of the planned homes are built
- Smith: 3% of the planned homes are built
- Southwest Gordon Estates: 100% of the planned homes are built
- Williams: 0% of the planned homes are built
- Yorkson: 82% of the planned homes are built
Southwest Gordon Estates is fully built and Williams has no homes yet. Sewer service tells the same story: 61% of properties were connected to the sewer in 2015 or later, against 1% to 16% in Walnut Grove, Murrayville and Brookswood-Fernridge.
Source: Township of Langley open data, Parcel Attributes, and the Willoughby Community Plan Update background report, read 18 October 2026. Believed accurate, not guaranteed.
Willoughby homes and lots
Most Willoughby homes are homes, mostly townhouses and apartments: 69% of the area’s properties. The area also holds 59% of all the strata homes in the Township.
The houses sit on small lots: a typical Willoughby house lot is about 4,050 square feet, half the size of a typical Murrayville lot (8,150).
A typical Willoughby lot is 44 × 92 feet, about 4,050 square feet.
The rear yard behind a 1,000 square foot house on the front setback line is 32 feet deep, about 1,400 square feet.
An acre holds about 11 typical Willoughby lots.
Frontage and depth are the median sides of the house lots within 10% of the median area, to the foot. Setbacks are the minimums for a lot entered from the street, in the zone most lots this size are in: the compact-lot zone, front 6.0 m, rear 3.0 m, side 1.2 m (s.403.8(1)); R-1A to R-1E, front 6.0 m, rear 3.0 m, side 1.2 m (s.401.5(1) and s.402.4(1)). The house is an example, not a fact about the area: 2,000 square feet over two floors, no garage. North is drawn up only to read the plan. Source: Township of Langley parcel outlines and Zoning Bylaw 2500, parcels measured October 21, 2026. Believed accurate, not guaranteed.
Around half of the house lots have a secondary suite on the Township’s records, against 8% to 15% in the neighbouring areas. A record of a suite is not a permit.
Willoughby house prices
In October 2026 the ’s , its price for a typical home, was $828,400 for a townhouse and $1.42M for a detached house. The board draws its Willoughby Heights region differently from the Township’s Willoughby, the outline on this page, so these prices describe the board’s region, not exactly this outline.
Source: Fraser Valley Real Estate Board monthly statistics, Willoughby Heights region, October 2026, and sales over the past twelve months. Believed accurate, not guaranteed.
Source: Fraser Valley Real Estate Board, benchmark price by month, the past ten years. Believed accurate, not guaranteed.
A typical townhouse in Walnut Grove costs about $60,000 less. Fewer sell there too: 137 in the past year, against 521 in Willoughby.
Own a home here?Ask what yours is worthSee the board’s full figures for this area
Willoughby homes for sale
No townhouses are among the newest homes for sale in Willoughby.
Living in Willoughby
Eight bus routes serve Willoughby, a SkyTrain station is planned next door, and two high schools arrive in September 2027.
Getting around
Eight bus routes stop in Willoughby, and 609 bus trips a weekday call at those stops. Walnut Grove, the busiest neighbouring area, has 271.
The SkyTrain extension from Surrey to Langley, eight stations over 16 kilometres, is expected to open in late 2029; its Willowbrook station is outside Willoughby.
- Willoughby homes
- 10 to 15 minutes by car, clear roads
- Langley Memorial Hospital
Source: TransLink schedule data, the Surrey Langley SkyTrain project site and a 24-home drive-time measurement on OpenStreetMap, measured 18 October 2026. Believed accurate, not guaranteed.
Before you buy
- A townhouse or apartment: the strata’s repair-cost forecast and financial summary. Buying a strata home
- A newly built home: it can be free of transfer tax up to a price limit. New homes and transfer tax
- Cash due when the sale completes: the down payment, tax, legal fee and the title policy. Cash needed to buy in Willoughby
- The high schools: two serve Willoughby from September 2027. High schools from 2027
- The land-use plan: council replaced it on 15 June 2026, and a builder who applied earlier can use the old plans. The new land-use plan, June 2026
Buying a strata home
A strata of five or more homes must have a , and a new one every five years. Ask for it with the . The buyer due-diligence guide covers the other checks.
Cash needed to buy in Willoughby
In October 2026, on a typical townhouse takes about $75,000 in cash.
| Down payment | $58,000 |
|---|---|
| $14,600 | |
| Legal fee | about $1,750 |
| about $600 |
Down payment: 5% of the first $500,000 of the price, plus 10% of the rest.
$75,000in cash to close, before the mortgage. The legal fee ($1,500–$2,000) is counted at its middle.
High schools from 2027
Today almost all of Willoughby is in the R.E. Mountain Secondary . From September 2027 two high schools serve Willoughby: the district is opening Emery Dosdall Secondary in the Smith neighbourhood.
| High school | Elementary schools |
|---|---|
| Emery Dosdall | Willoughby, Lynn Fripps, Richard Bulpitt |
| R.E. Mountain | Josette Dandurand, Langley Meadows, R.C. Garnett |
| Both, depending on the address | Donna Gabriel Robins |
Grade 12 students at R.E. Mountain stay there to graduate.
Source: Langley School District catchment maps and the district letter of 1 May 2026, retrieved 23 September 2026. Believed accurate, not guaranteed.
The new land-use plan, June 2026
On 15 June 2026 council replaced the Willoughby Community Plan, its land-use plan. A builder who applied before then can use the old plans until 15 June 2028.
Buying a new townhouse
A newly built home priced up to $1,100,000 pays no , and the saving ends at $1,150,000. A typical townhouse is under that line, so a qualifying buyer saves all $14,600; a typical detached house is over it.
The buyer must be a citizen or permanent resident living in the home. The tax calculator lists the rest.
Selling a Willoughby home
Recent sales of similar homes set your price, not the benchmark (how a price is worked out). The net proceeds calculator shows your take; the home selling checklist lists the steps.
The monthly letter
Once a month I write up the Fraser Valley market and what it means if you are weighing a move.
Working with me
Bronson Job PRECMomentum Realty Inc.
If you’re looking at homes in Willoughby, I’d be glad to represent you as your REALTOR® and set up tours.
If you own in Willoughby and are thinking of selling, I’d be glad to help you price it and sell it.
Call, text or email
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I’m Bronson Job, a REALTOR® (PREC) with Momentum Realty Inc., so I earn a commission when I help someone buy or sell. These guides are general information, not advice on your specific situation, and I take no payment from any third party named in them. How I verify
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Sources (31)
- Lot plans: frontage and depth are the median shorter and longer side of the house lots within 10% of each place's median area, fitted with their smallest enclosing rectangle on the Township of Langley's parcel outlines (open data, Parcel Attributes, measured 2026-10-21) and given to the nearest foot. Setbacks are the minimums for a principal building on a lot entered from the street in Township of Langley Zoning Bylaw 1987 No. 2500, as amended by Bylaw 6020: R-1A s.401.5(1), R-1B to R-1E s.402.4(1), R-CL s.403.8(1), SR-1 to SR-3 s.301.5(1), s.302.4(1) and s.303.4(1). The house (1,000 square feet on each of two floors) and the yard behind it are an example worked out from those numbers.
- Places: Langley Events Centre, 7888 200 Street; Carvolth Exchange, 20255 86 Avenue; Shoppers Drug Mart, 20678 Willoughby Town Centre Drive; Yorkson Medical Clinic, 8045 204 Street; Yorkson Community Park, 20641 82 Avenue (street addresses as OpenStreetMap records them, checked 18 October 2026, and the Township parcel record at each point). The centre of the map is Willoughby Town Centre, the shops along Willoughby Town Centre Drive, which the Township’s Willoughby Community Plan background report calls the community’s town centre. Schools: R.E. Mountain Secondary, Donna Gabriel Robins Elementary, Josette Dandurand Elementary, Richard Bulpitt Elementary, Willoughby Elementary, Lynn Fripps Elementary and R.C. Garnett Elementary (Langley School District catchment file). Map data from OpenStreetMap
- Where Willoughby ends: the Township of Langley open-data Communities layer, community Willoughby, read 18 October 2026. Willowbrook, where the SkyTrain station is planned, is a separate Township community outside it. Contains information licensed under the Open Government License – Township of Langley.
- People and build-out: 53,659 people now and 87,438 to 106,941 at build-out, 53% of the developable land built out, and 30% of the Township’s people living here; the per cent built out of each neighbourhood. Township of Langley, Willoughby Community Plan Update, Background Report, September 2025.
- Plans: on 15 June 2026 Council adopted Bylaws 6201, 6202 and 6203, which concluded the Willoughby Community Plan Update. The Willoughby Community Plan was replaced, the Willoughby Transit Corridor Plan and the Gordon Neighbourhood Plan were created, and seven neighbourhood plans were repealed. Development permit and rezoning applications made before that date may proceed under the superseded plans until 15 June 2028. Read 18 October 2026. Township of Langley, community and neighbourhood plans
- Schools from September 2027: Langley School District letter “Willoughby Slope Catchment Boundary Changes”, 1 May 2026 (read 18 October 2026). Emery Dosdall Secondary and stɑtl̓əw̓ Middle open in Smith; students going into grade 12 at R.E. Mountain in September 2027 stay there to graduate; the district plans a Pre-IB program at Emery Dosdall (grades 9 and 10); IB is a district program that accepts students from catchments beyond R.E. Mountain; the district’s catchment locator tool is to update in fall 2026. SD35 catchment maps
- SkyTrain: the Surrey Langley SkyTrain project is 16 kilometres with 8 stations, Willowbrook among them, and is anticipated to be in service in late 2029 (project site, read 18 October 2026). Surrey Langley SkyTrain
- Hospital: drive time as a range across 24 homes in Willoughby, measured 18 October 2026, by car at free-flow road speeds, so with clear roads (method under Hospital below).
- School catchment lines: drawn from the Langley School District (SD35) catchment maps, which the district publishes as georeferenced PDF files (elementary maps last edited 28 February 2025, secondary 26 November 2018; retrieved 23 September 2026). The district states no licence. SD35 catchment maps
- Figures in the text: 69% of 21,205 parcels are strata lots and 59% of the Township’s 24,907 strata parcels are here (Parcel Attributes, measured 18 October 2026). Board benchmarks for the Willoughby Heights region, October 2026: townhouse $828,400, detached $1,422,300 ($1.42M), condo $565,400 (the board’s apartment benchmark); 1,168 homes sold in the twelve months, 521 of them townhouses, taking 28 days on average against 34 for detached homes. Walnut Grove townhouse benchmark $770,500, 137 sold; the difference to Willoughby is $57,900, about $60,000 to the nearest $5,000. Buses: 609 weekday trips in Willoughby and 271 in Walnut Grove (TransLink schedule data, feed 26SEP_20261016). With the exemption the tax at the townhouse benchmark is $0.
- New-home tax: at the townhouse benchmark rounded to $830,000 the property transfer tax is $14,600, by the Fact Bank brackets (bc.ptt.brackets, retrieved September 24, 2026). The newly built home exemption removes it in full up to $1,100,000 and fades out by $1,150,000 (bc.ptt.newly_built_exemption, BC Government, retrieved August 24, 2026), for a buyer who is a Canadian citizen or permanent resident and will live in the home.
- Strata: a strata of 5 or more homes must have a depreciation report every 5 years from July 1, 2024; a strata in the Fraser Valley with no report, or one received before December 31, 2020, had until 1 July 2026 to get one, and once mandatory it must accompany the Form B (Fact Bank bc.strata.depreciation_report_mandatory, BC Government).
- Home type: the toggle at the top switches the price, cash to close, new-home tax and selling figures to a detached house or a condo, each worked out the same way from that type’s benchmark price for Willoughby Heights, and lists the homes for sale of that type. The page opens on the type that sold most in the past twelve months (townhouses).
- Cash to close: the price field starts at the board benchmark for a typical townhouse in Willoughby to the nearest $5,000 ($830,000), not a listing; the cash total at that price is $75,000, from the same function the calculator runs. Title insurance is one figure at every price: $200 under $800,000, $1,000 from $1,500,000, and the middle of the range between (Fact Bank bc.title_insurance.overview).
- The down payment is the legal minimum: 20% above $1,500,000, the default-insurance cap in force from December 15, 2024, and 5% of the first $500,000 plus 10% of the rest at or below it (Fact Bank cmhc.insurance_cap, retrieved August 2, 2026). Canada Mortgage and Housing Corporation
- Legal fee: $1,500 to $2,000 for a routine residential purchase, a lawyer or a notary. No regulator or professional body publishes a range (Fact Bank bc.purchase.legal_notary_fee). The total counts it at the middle of its range.
- Title insurance: a one-time premium paid at closing, listed as its own line on the statement of adjustments, and no premium schedule is published. Observed premiums: $200 on a $750,000 strata home (2020) and $1,000 on a $1,735,000 detached house (2022). Fact Bank bc.title_insurance.overview, citation: statements of adjustments, 2020 to 2025, retrieved 13 October 2026.
- Photo, Langley Events Centre, 7888 200 Street, 2014: Garrett James, Creative Commons Attribution-ShareAlike 4.0; cropped to 3:2 and colour-balanced. Original: Wikimedia Commons file page
- Photo, Carvolth Exchange, 20255 86 Avenue, 2022: Northwest, Creative Commons Attribution-ShareAlike 4.0; cropped to 3:2 and colour-balanced. Original: Wikimedia Commons file page
- typical townhouse · board benchmark, October 2026: Fraser Valley Real Estate Board monthly statistics, townhouses, region F63, loaded into the site’s Market Insights. A benchmark is the board’s price for a typical home, not an average of sales; a specific home may sell above or below. October 2026.
- Neighbour table: Fraser Valley Real Estate Board monthly statistics, detached homes, October 2026: Willoughby region F63, Walnut Grove region F61, Langley region F60, loaded into the site’s Market Insights. The all-home snapshot differs because it counts every property type.
- Homes are chosen by their map position inside the boundary drawn at the top (Township of Langley open data), not by the feed’s neighbourhood name. The count is live today and covers every home type. The price table is the board’s month-end figures for detached homes only.
- Parcels: The Township of Langley’s open-data Parcel Attributes layer, read 18 October 2026. A parcel counts as inside Willoughby when its centre lies inside the Township’s Communities-layer boundary for Willoughby; a strata home is one parcel. 21,205 parcels lie inside Willoughby and 24,907 strata parcels in the whole Township. A connection date is the Sewer_StartYear field (2015 or later); a suite record is the Secondary_Suite_StartYear field. House lots are the parcels zoned R-1 (any letter), SR-1 to SR-3 or the R-CL compact-lot zones: 4,508 of them, median 4,050 square feet. 1,101 of those are on the conventional R-1 and SR zones, median 39,450 square feet, and 596 of them show no sewer connection in the record. Areas come from the Township’s parcel outlines, not BC Assessment. The Township describes this data as a general reference, not for site-specific decisions.
- House lots: Township of Langley open data, Parcel Attributes; every detached house zone (R-1x, SR-x, R-CL compact lots, not their row-house, semi-detached or manufactured-home variants); parcel outline area in square feet; median to the nearest 50; one rule for every area. Median house lot: Willoughby 4,050 square feet, Walnut Grove 6,100 square feet, Murrayville 8,150 square feet, Brookswood-Fernridge 10,850 square feet.
- Buses: Routes and trips counted from TransLink’s published schedule data (feed 26SEP_20261016), the Wednesday 21 October 2026 timetable: the routes with a stop inside each community’s boundary, and the distinct trips that call at one of those stops.
- Hospital: Across 24 homes spread evenly over the boundary, the drive to Langley Memorial Hospital is 10 to 15 minutes (median 13). Each home is routed by car on OpenStreetMap at free-flow road speeds, so the times are clear-roads floors. The homes are chosen from the Township’s parcel layer; no centre point is used. The list of homes and each time: scripts/maps/data/willoughby.spread.md.
- Days to sell: The average days on market of the homes that sold in each type, as the board reports them, over the twelve months on file, loaded into the site’s Market Insights. An average of a few sales moves a lot with one slow or fast sale.
- Schools: Share of the land by catchment: a grid of points inside the Township community boundary, each tested against the Langley School District (SD35) catchment polygons, to the nearest 5%. Measured 18 October 2026. The data: scripts/maps/data/willoughby.catchments.json. The district’s own maps: SD35 catchment maps
- Map: The line map is drawn from the Township of Langley community boundary and OpenStreetMap, retrieved 21 October 2026.
- Strata depreciation report requirements, BC Government
- Newly Built Home Exemption, BC Government
Last checked 21 October 2026. Text and figures are licensed Creative Commons Attribution 4.0.