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Langley Events Centre at dusk — the heavy-timber peaked entrance with flagpoles at the roundabout drop-off, anchor of the 200 Street commercial spine
Neighbourhood guide

Willoughby (Langley) — A Buyer’s Guide

Last reviewed by Bronson Job PREC, REALTOR®Sources: Township of Langley OCP, Willoughby Community Plan (Sept 2025 draft), TransLink, School District 35, Province of BCCC BY 4.0How we verify

A note from me: I’m Bronson Job, a REALTOR® (PREC) with Royal LePage Ben Gauer & Associates, 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.

Willoughby sits south of Highway 1 in the Township of Langley — one of the Lower Mainland’s deepest concentrations of new-construction townhouses, built mostly since 2010 across four most-traded sub-areas. It is also the Langley neighbourhood the Surrey–Langley SkyTrain extension comes closest to: Willowbrook Station, currently targeted to open in late 2029, sits at its southern edge. This is a block-by-block buyer’s guide to the sub-areas, the schools, the transit picture, and the housing stock. It pairs with the Willoughby area page — that page is the live market snapshot, this one is the slower read.

The trade

What Willoughby offers

Willoughby concentrates new-construction supply, the International Baccalaureate (IB) program at R.E. Mountain Secondary, and the closest SkyTrain station radius in the Township of Langley. The trade-off is density — smaller lots, more strata-form inventory, and a planning grid still actively being built out.

Walnut Grove and Fort Langley sit a short drive away and trade newer construction for older-stock character, larger lots, or a walkable heritage village. Whether the Willoughby package — new build, IB-eligible secondary, and future SkyTrain proximity — is the right fit depends on what the household values most.

Market snapshot · May 2026

Willoughby · HPI Benchmark

Benchmark price

$862K

Month over month

+0.2%

Year over year

-6.5%

Sales (month)

112

Active listings

538

Months of inventory

5.6

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.

Four sub-areas

Inside Willoughby

Willoughby is four most-traded sub-areas, each in a different school catchment and at a different distance to the future SkyTrain station. Yorkson is the new-townhouse heart; Routley is the new-detached centre; Latimer is the SkyTrain-station-radius play; Carvolth is the eastern commercial and Highway 1 commute hub.

Map loading…
Willoughby (Langley). Yorkson sits central-west between 200 and 208 Street; Routley occupies the central grid south of 80 Avenue; Latimer covers the southwestern blocks closest to the future Willowbrook SkyTrain Station; Carvolth Exchange anchors the eastern edge at 202 Street and 86 Avenue.

Yorkson

Yorkson is the central-west Willoughby sub-area, broadly bounded by 200 Street, 80 Avenue, 208 Street, and 84 Avenue. It carries one of the deepest concentrations of post-2010 townhouse complexes in the Lower Mainland — three-storey product, mostly 3-bedroom 1,500–1,800 sq ft, with newer 3-bed units trading in the $900K–$1.2M range depending on age and complex. Yorkson Creek Middle School (20686 84 Avenue, near 207 Street) anchors the family-buyer demographic. R.E. Mountain Secondary opened its new building in September 2019 at 7633 202A Street with the International Baccalaureate (IB) program — adjacent to Yorkson, within walking distance for much of the southern half.

Routley

Routley is the central Willoughby sub-area south of 80 Avenue, primarily detached new-construction inventory built post-2010 on conventional lots ($1.4M–$1.9M typical). Mixed townhouse-and-detached planning grid; school catchment commonly runs to Yorkson Creek Middle and R.E. Mountain Secondary. The 200 Street corridor along Routley's western edge is being repositioned through the September 2025 draft Willoughby Community Plan to use Transit-Oriented Area densities — relevant for long-hold owners pricing redevelopment optionality.

Latimer

Latimer is the southwestern Willoughby sub-area, predominantly newer townhouses and presale condos built since 2015. Mixed-use commercial nodes sit along Willoughby Town Centre at 208 Street and 80 Avenue. Per BC Transit-Oriented Development (TOD) literature, properties within an 800-metre walkable radius of future SkyTrain stations (Willowbrook at 196 St / Fraser Hwy and Langley City Centre at 203 St / Fraser Hwy) typically experience price appreciation premiums of 10–20%. A meaningful share of Latimer falls inside that radius once the line opens.

Carvolth (commercial / Highway 1 bus exchange)

Carvolth is the eastern Willoughby commercial node anchored by Carvolth Exchange (202 Street and 86 Avenue) — opened December 1, 2012 as a 679-stall Park & Ride with 14 bus bays. TransLink routes serving Carvolth include the 501 (Surrey Central), 509 (Walnut Grove peak express), 555 (Port Mann Express to Lougheed SkyTrain in roughly 21 minutes), 562, 595, 388, plus BC Transit Route 66 to Chilliwack. Carvolth itself is NOT a Surrey-Langley SkyTrain station — the closest planned stations are Willowbrook (NE corner 196 St / Fraser Hwy) and Langley City Centre (203 St terminus). Carvolth continues to anchor Highway 1 + bus-feeder commutes while the SkyTrain shifts new development priorities further south along Fraser Highway.

Transit

The Surrey-Langley SkyTrain extension

The Province confirmed in January 2026 that in-service is targeted for late 2029 (pushed back from earlier 2028 estimates). The 16 km elevated guideway runs along Fraser Highway with 8 stations: Green Timbers, 152 St, Fleetwood, Bakerview-166 St, Hillcrest-184 St, Clayton, Willowbrook (NE corner 196 St & Fraser Hwy), and Langley City Centre (terminus at 203 St). Construction is underway across all 8 stations as of H1 2026.

Willowbrook Station sits just south of Willoughby's southern boundary, in the adjacent Willowbrook neighbourhood, and is the closest station for the southern half of Willoughby. BC Transit-Oriented Development (TOD) literature documents price appreciation premiums of 10–20% for properties within a walkable 800-metre radius of future stations. The corridor premium typically lands within 12 months of station opening.

Carvolth Exchange (202 Street and 86 Avenue) is not on the SkyTrain alignment — it remains the regional bus exchange and Park & Ride for Highway 1 + bus-feeder commutes. The TransLink 555 Port Mann Express runs Carvolth to Lougheed SkyTrain in roughly 21 minutes. Carvolth and the SkyTrain serve different commute use cases over the next decade.

TOD radius

The 800-metre radius, in two sentences

BC Transit-Oriented Development (TOD) literature identifies roughly 800 metres (about 10 minutes walking) as the radius inside which TOD price premiums concentrate. For Willoughby, that radius covers Latimer broadly and the southern portions of Yorkson partially — not the entire neighbourhood.

Buyers paying a SkyTrain-corridor premium should confirm the actual walking distance from the specific address to the closest station — not the driving distance, not “close to the SkyTrain” marketing language — before paying for the premium.

Education

Schools — R.E. Mountain IB and Yorkson Creek Middle

R.E. Mountain Secondary opened its new building at 7633 202A Street in Willoughby in September 2019, and the School District 35 (SD #35) International Baccalaureate (IB) Diploma Programme moved with it. The original R.E. Mountain Secondary opened in 1977 at 7755-202A Street (now Walnut Grove Middle School); the original site became a middle school after the new building opened. IB admission typically runs as an application stream — verify the current SD #35 IB application timeline and eligibility before deciding on a Willoughby home for IB-program access.

Yorkson Creek Middle School (20686 84 Avenue, near 207 Street) anchors the central Willoughby family-buyer demographic for grades 6–8. Most Willoughby elementary feeders run to schools within the SD #35 catchment grid — verify the specific elementary feeder for any address before paying a school-catchment premium.

Worked examples

Three worked examples

Example 1 — Yorkson 2018-build townhouse at $1.05M

3-bedroom 1,650 sq ft three-storey townhouse, 2018 build, Yorkson sub-area, walking distance to Yorkson Creek Middle and within R.E. Mountain Secondary catchment. Property Transfer Tax (PTT): 1% × $200K + 2% × $850K = $2K + $17K = $19K. First-Time Home Buyer (FTHB) exemption may apply if eligible (verify thresholds against current legislation). The Newly Built exemption is age-limited (this property is 8 years old, no longer eligible). Strata fees typically run $350–$430/mo for newer Yorkson townhouses; verify the depreciation report and contingency reserve before subject removal.

Example 2 — Routley 2022-build detached at $1.7M

4-bedroom 2,500 sq ft new-build detached on a conventional 4,200 sq ft lot, 2022 build, Routley sub-area. Property Transfer Tax (PTT): 1% × $200K + 2% × $1.5M = $2K + $30K = $32K. Newly Built exemption: this property is 4 years old, no longer eligible (the exemption applies to qualifying new-construction purchases). 2-5-10 home warranty status: verify the major-structural-component coverage remaining (typically expires at year 10).

Example 3 — Latimer presale condo at $720K, 750 m to Willowbrook Station

2-bedroom 850 sq ft presale condo, completion 2027, Latimer sub-area, 750 metres walking distance to the future Willowbrook SkyTrain Station. Inside the 800-metre TOD radius. Property Transfer Tax (PTT) at completion: 1% × $200K + 2% × $520K = $2K + $10.4K = $12.4K. The Newly Built exemption may apply (verify thresholds; it is both age-limited and threshold-limited at completion). For presale buyers planning to live in the unit through and after SkyTrain opening (late 2029), the 10–20% Transit-Oriented Development (TOD) premium typically lands within 12 months of opening. For presale assignors planning to flip before completion, BC Home Flipping Tax exposure (20% of profit if disposed within 365 days, phasing to 0% by day 730 from contract date) and the federal anti-flipping rule (100%-included business income if disposed under 365 days) both apply.

Frequently asked questions

  • When does the Surrey-Langley SkyTrain extension open?
    The Province confirmed in January 2026 that in-service is targeted for late 2029 (pushed back from earlier 2028 estimates). The 16 km elevated guideway runs along Fraser Highway with 8 stations: Green Timbers, 152 St, Fleetwood, Bakerview-166 St, Hillcrest-184 St, Clayton, Willowbrook (NE corner 196 St & Fraser Hwy), and Langley City Centre (near 203 St & Industrial Ave). Willowbrook Station sits just south of Willoughby's southern boundary in the adjacent Willowbrook neighbourhood, and is the closest station for the southern half of Willoughby.
  • What does the SkyTrain mean for Willoughby property values?
    BC Transit-Oriented Development (TOD) literature documents price appreciation premiums of 10–20% for properties within a walkable 800-metre radius of future stations. In Willoughby, Latimer and the southern parts of Yorkson are the closest sub-areas to Willowbrook Station. The corridor premium typically lands within 12 months of station opening — currently late 2029. Verify the actual walking distance from any specific address before paying a corridor premium.
  • Is Carvolth Exchange becoming a SkyTrain station?
    No. Carvolth Exchange (202 Street and 86 Avenue) is the regional bus exchange and Park & Ride; it is not on the Surrey-Langley SkyTrain alignment. The 16 km guideway runs along Fraser Highway, several blocks south of Carvolth. The closest SkyTrain stations to Carvolth are Willowbrook and Langley City Centre. Carvolth continues to serve Highway 1 + bus-feeder commutes while the SkyTrain shifts new development priorities further south.
  • What is the R.E. Mountain Secondary IB program?
    R.E. Mountain Secondary (7633 202A Street, opened September 2019 in Willoughby) hosts the School District 35 (SD #35) International Baccalaureate (IB) Diploma Programme. The original R.E. Mountain Secondary opened in 1977 at 7755-202A Street (now Walnut Grove Middle School); the IB program moved to the new building in 2019. IB admission typically runs as an application stream, not pure catchment. Verify the current SD #35 IB application timeline and eligibility before deciding on a Willoughby home for IB-program access.
  • What property types dominate Willoughby?
    New-construction townhouses (one of the deepest inventories in the Lower Mainland), starter detached, and presale condos. The mixed planning grid concentrates townhouses in Yorkson and Latimer, detached in Routley and parts of Yorkson, and condos at Willoughby Town Centre and along 208 Street. Newer 3-bed townhouses typically transact $900K–$1.2M; detached $1.4M–$1.9M for newer-build on conventional lots; presale condos $600K–$850K. Verify strata fees, depreciation reports, and contingency reserve before any subject removal.
  • How does the Willoughby Community Plan (2025 draft) change things?
    The Township's September 2025 draft Willoughby Community Plan is repositioning the 200 Street corridor for Transit-Oriented Area densities. Corridor parcels currently zoned for detached or low-density townhouse may eventually accommodate mid-rise apartment or higher-density mixed-use form, depending on adopted bylaw. The draft is not yet final. Pull the current Official Community Plan (OCP) layer for the specific parcel, and confirm whether any redevelopment-relevant overlay is in active consultation before pricing optionality.
  • How does Bill 44 / SSMUH apply in Willoughby?
    Township Bylaw 6020 (adopted November 18, 2024) implements BC Bill 44 Small-Scale Multi-Unit Housing (SSMUH) framework Township-wide. In Willoughby, much of the inventory is already townhouse or denser form — SSMUH-2 / SSMUH-3 applies to remaining single-family and duplex lots subject to servicing capacity. The transit-oriented density framework (Province's TOD designations plus the Township's draft Willoughby Community Plan layers) often supersedes baseline SSMUH for parcels along the 200 Street corridor and within SkyTrain station radii.
  • How does Willoughby compare to Walnut Grove for a family buyer?
    Walnut Grove sits north of Highway 1 with detached and townhouse inventory built 1980s–early 2000s on larger lots; Willoughby sits south of Highway 1 with denser post-2010 construction. Walnut Grove offers established schools (Walnut Grove Secondary, James Kennedy and Alex Hope Elementary), larger lots, and mature trees. Willoughby offers newer construction, the R.E. Mountain IB program, Yorkson Creek Middle, and Willowbrook station radius. Two different trade-offs for two different households.

What to read next

Sources: BC Government
Verified sources (3)· re-verified 2026-05-09Click to expand

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.

Fact ID: bc.tod.transit_oriented_development · v1View in Codex →
Spot an issue? Report an inaccuracy · How we verify
Sources: BC Government · Other
Verified sources (2)· re-verified 2026-05-08Click to expand

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.

Fact ID: bc.bill44_2023_ssmuh · v1View in Codex →
Spot an issue? Report an inaccuracy · How we verify
Bronson Job PREC, REALTOR® at Royal LePage Ben Gauer & Associates — Langley + Fraser Valley + Greater Vancouver
Bronson Job PRECREALTOR® · Royal LePage Ben Gauer & AssociatesGVR Member #6015742 · FVREB Member #FJOBBR · Royal LePage Top 35 Under 35 (2021) · Royal LePage Red Diamond Award