What is still available at North Village?

Vesta marks four plans sold out, and they are the four smallest: A2 at 409 square feet, A1 at 434, B2 and B2.a at 470, and B3 at 503. What is still listed starts at 563 square feet with the B1 family, then the two-bedroom C1 plans around 816 to 835, and the three-bedroom D plans from 867 to 902. Availability moves, so confirm with the sales team.

Is the advertised price from $399,900 still the entry point?

Vesta advertises it on its own page as of August 23, 2026, but every plan under 563 square feet is marked sold out on that same site. Ask what the lowest available price is now and get it in writing, rather than assuming the headline figure still applies.

How is North Village different from South Village?

They are both Vesta buildings at Latimer Heights, about 500 metres apart. North Village is the smaller-home building: 409 to 902 square feet, sitting above the Latimer Village shops. South Village runs 678 to 1,518 square feet in two buildings and has the three-bedroom plans over 1,000 feet. If you want space, look south; if you want to live over the shops for less, look north.

What comes with the parking?

Vesta states an electric-vehicle charger in every parking stall, which is unusual enough to be worth confirming in writing. How many stalls come with a given home, and whether a storage locker is included, are set by the purchase agreement.

What rights do I have on a BC presale purchase?

The Real Estate Development Marketing Act gives you the developer’s filed disclosure statement before you sign and seven days, from the later of signing and receiving it, to cancel in writing with your deposit returned. Read the strata bylaws, the budget and the parking allocation in it before the seven days run.

What do the taxes come to on a North Village home?

None, on the advertised numbers. Vesta opens at $399,900 and the Property Transfer Tax exemption for a newly built home reaches all the way to $1,100,000 before it starts to taper. What is worth noticing is the federal side. A first-time buyer of a new home at $1,000,000 or under can recover as much as $50,000 of the Goods and Services Tax, which on a home near Vesta’s entry price is a far bigger number than the transfer tax would ever have been. The transfer tax relief does require citizenship or permanent residency and that you live there.

Does buyer representation cost anything on a presale?

It does not. The fee comes from the developer, and the price is identical whether you bring an agent or not. The work is in reading the disclosure statement, testing the advertised entry price against what is genuinely still available, and handling the walkthrough and deficiency list at completion. One practical note: registration usually attaches to whoever made contact first, so it is worth sorting out before a first visit rather than after.

North Village Latimer Heights: Vesta condos in Langley

At a glance

Developer: Vesta Properties, of Langley; building since 1989 and more than 7,000 homes, on its own accountas of Aug 23, 2026
Building: Homes on Levels 2 to 6, with commercial and amenity space below. Counting the units on Vesta’s own site plan gives 105; the trade listings say 109.as of Aug 23, 2026
Included: Vesta states quartz counters, energy-efficient stainless steel appliances, soft-close cabinetry and an electric-vehicle charger in every parking stallas of Aug 23, 2026
Location: 20072 86 Avenue, Latimer Heights

Verified Oct 6, 2026.

Three reasons to look now

Transit, under construction
SkyTrain to Langley
The line ends at Langley City Centre, with Willowbrook one stop before it; Willowbrook is where the 200 Street rapid bus is planned to meet the train.
On record
The Surrey Langley SkyTrain extension runs 16 kilometres on an elevated guideway from King George Station to 203 Street in Langley City. Its eight stations include Willowbrook and Langley City Centre, each with a transit exchange. The Province's current anticipated in-service date is late 2029.
surreylangleyskytrain.gov.bc.ca, read 2026-08-22
The SkyTrain corridor guide
Transit, detailed planning
200 Street bus rapid transit
Frequent, separated transit on the street Willoughby is built around.
On record
TransLink names Langley-Haney Place as one of its first three bus rapid transit projects, now in detailed planning and community engagement. It is 22 kilometres with 13 stations, a bus every 10 minutes at peak and 40 minutes end to end, between the Township of Langley and Maple Ridge. The Township's plan update says the proposed line runs along 200 Street, with five stations inside the Willoughby plan area, each envisioned as a neighbourhood hub.
translink.ca, Bus Rapid Transit Program; tol.ca, Willoughby Community Plan Update; both read 2026-08-22
Planning, adopted June 2026
Willoughby Transit Corridor Plan
Density, shops and services planned around the stops, which is what turns a corridor into a neighbourhood.
On record
On June 15, 2026 Township council adopted the Willoughby Transit Corridor Plan (Bylaw 6202) with the new Willoughby Community Plan and the Gordon Neighbourhood Plan. It replaces five neighbourhood plans with one plan built around the 200 Street bus line: five stations in Willoughby, 12 storeys base within 200 metres of each, six storeys from 201 to 400 metres, townhouse at the edges. Applications filed before adoption may proceed under the old plans until June 15, 2028.
tol.ca, Community and Neighbourhood Plans (adoption notice) and Bylaw 6202, read 2026-08-23
The corridor plan, station by station

Floor plans and homes

A2, A1 · one bedroom, one bath, 409 to 434 sq ft; both marked sold out
B2, B2.a, B3 · one bedroom, one bath, 470 to 503 sq ft; all marked sold out
B1.b, B1.a, B1 · one bedroom, one bath, 563 to 576 sq ft
C1.a, C1.b, C1 (and their adaptable versions) · two bedrooms, two baths, 816 to 835 sq ft
D1.a, D2, D1 · three bedrooms, two baths, 867 to 902 sq ft

Square footage as printed by Vesta Properties, North Village plan page for this plan; the disclosure statement and the plan attached to your contract govern.

Vesta’s own plan sheets, as published: Features sheet, April 2025 (PDF) · Every plan, on Vesta’s site · The interactive site plan, home by home.

Finishes

· Quartz countertops, energy-efficient stainless steel appliances and soft-close cabinetry, as Vesta describes them
· An electric-vehicle charger in every parking stall
· Expansive windows, and layouts Vesta describes as flexible
· Two-bedroom plans come in adaptable versions as well as standard ones
· Vesta does not publish a full finishing schedule on its website; the sales team has the current one

Amenities

Shops and services at grade, in the Latimer Village storefronts below the homes
17 acres of green space, walkways and trails through Latimer Heights
Carvolth Pond, a three-acre stormwater pond planted to filter runoff
An elementary school inside the community

Pricing

How pricing is released

Vesta advertises homes from $399,900, and the smallest plans are already gone.

That figure is on Vesta’s own North Village page as of August 23, 2026. On the same site, every plan under 563 square feet is marked sold out, so ask what the current entry price actually buys before treating it as the starting point.

Vesta sells North Village in house and releases the price list through its own sales team.

as of Aug 23, 2026

Incentives

Vesta advertises no separate incentive on North Village as of August 23, 2026, beyond the advertised starting price. Anything current comes from the sales team in writing.

Get the current sheet

Cost at a glance

Press Estimate, enter the price from the sales sheet and answer four tax questions: the transfer tax, the GST, the deposit and the balance at completion, every rate from the Fact Bank.

What a home here rents for

Langley asking rents by bedroom, from the rent reference: Langley rents, month by month

Averages and medians across Langley apartments listed that month, from two or more public sources; a new home here usually asks more for its size.

What else to budget

Deposit structure: Not published by Vesta. The purchase agreement sets the amount and the schedule; ask for it in writing before you sign. (as of Aug 23, 2026)
Strata (maintenance) fee: Not published. The disclosure statement carries the budget and the fee for each home. (as of Aug 23, 2026)
Parking and storage: Vesta states an electric-vehicle charger in every parking stall. How many stalls and whether a locker is included come from the purchase agreement. (as of Aug 23, 2026)
Property taxes: Not published. The Township of Langley rate and the assessment set the figure. (as of Aug 23, 2026)

On the market now

Homes listed for sale at North Village’s addresses, from the MLS® feed, each with its listing brokerage. Sold prices are not shown here.

Nothing listed at 20072 86 right now. Release pricing comes from the sales team; register for the current sheet.

More at the address page.

Location

Map loading…

Pin: North Village (BC Geocoder, civic-number match for 20072 86 Avenue, Langley, read 2026-08-23).

North Village is at 20072 86 Avenue, about 500 metres north of Vesta’s South Village and at the top of the same Latimer Heights community. Its homes sit above shops: Vesta’s key plan runs Levels 2 to 6 with commercial and amenity space below, and the rendering shows the Latimer Village storefronts at grade. Vesta’s page (read August 23, 2026) puts Langley’s largest transit hub five minutes away, which is Carvolth Exchange and the Highway 1 express buses.

· Latimer Village shops and cafes, at street level below the building
· Carvolth Exchange and the Highway 1 express buses, which Vesta calls Langley’s largest transit hub, five minutes away
· Willoughby Town Centre and the Langley Events Centre
· Schools are not listed here because catchments change; confirm any address with the Langley School District

Neighbourhood: Latimer, Langley area guide · Latimer buyer’s guide.

Why Latimer, why now

More on record, each with its source and date: reasons to look closely, not a forecast. The plan behind the transit rows, station by station: the 200 Street corridor plan.

Roads, under construction
Highway 1 widening, 216 Street to 264 Street
Eastbound out of Willoughby toward Abbotsford and Chilliwack, this is the stretch being widened.
On record
Phase 2 of the Province's Fraser Valley Highway 1 program widens 10 kilometres between the 216 Street and 264 Street interchanges for high-occupancy-vehicle and electric-vehicle lanes in the median, both directions. A new Glover Road crossing and a rebuilt 232 Street interchange are part of it. $345 million, under construction.
gov.bc.ca, 216th Street to 264th Street (Phase 2), page updated 2026-08-07, read 2026-08-22
Transit, running today
Carvolth Exchange and the 555
A train connection that exists now, not in 2029.
On record
Carvolth Exchange at 202 Street and 86 Avenue is a park-and-ride on the Highway 1 express route: the 555 runs over the Port Mann Bridge to Lougheed Town Centre Station.
TransLink route 555; Township of Langley area data on this site
Tax relief on a new home
Newly Built Home exemption (Property Transfer Tax)
On a new condo or townhome under the threshold, the provincial transfer tax disappears; the estimator above runs your figure.
On record
The Newly Built Home exemption is full at or under $1,100,000 of fair market value and phases out to $0 at $1,150,000. It is for a Canadian citizen or permanent resident who will live in the home.
BC Government, Newly Built Home Exemption; Fact Bank bc.ptt.newly_built_exemption, re-verified 2026-08-09
Property Transfer Tax calculator
Tax relief on a new home
First-Time Home Buyers' GST Rebate
On a $700,000 new condo that is $35,000 a first-time buyer does not pay.
On record
Bill C-4 (Royal Assent March 12, 2026) takes the full 5% GST off a new home priced up to $1,000,000 for a qualifying first-time buyer, with a reduced rebate up to $1,500,000 and a $50,000 maximum. It applies to agreements entered on or after March 20, 2025 and before 2031.
Government of Canada, Bill C-4; Fact Bank ca.gst.new_housing_rebate, re-verified 2026-08-09

Latimer resale market now

What finished homes nearby trade for today: the board’s index and the live inventory, each dated.

Market snapshot · September 2026

Willoughby Heights · HPI Benchmark

These are the board’s figures for Willoughby Heights as a whole, which includes Latimer. This page has no benchmark of its own for Latimer.

Benchmark price

$842K

Month over month

-0.4%

Year over year

-4.7%

Sales (month)

83

Detached, townhouse and apartment only

Active listings

461

Detached, townhouse and apartment only

Months of inventory

4.6

Active listings divided by average monthly sales over the past 12 months, so it will not equal this month’s active listings divided by this month’s sales.

Fraser Valley Real Estate Board composite Home Price Index (HPI), the industry-standard measure of typical home value, adjusted for property mix. Sales were 18.0% of active listings in the month, a balanced market by board convention. Boards call under 12% a buyers’ market and over 20% a sellers’ market.

See the Willoughby Heights HPI chart on Market Insights

Source: Fraser Valley Real Estate Board. The benchmark is the composite index; sales and active listings count detached, townhouse and apartment homes only. HPI benchmarks are aggregate measures; specific properties may transact above or below.

A year of history: Latimer, Langley area guide.

The developer

Vesta Properties has built in British Columbia and Alberta since 1989 and states more than 7,000 homes delivered, from a head office at 20020 84 Avenue in Langley. North Village is the last building it is selling at Latimer Heights, its own 74-acre master plan. Developer site: vestaproperties.com/community/north-village.

Developer:: Vesta Properties
Sales:: Vesta Properties, in house

Is this project still being built for sale?

Presale projects in a slow market convert to rental or stop, and a developer’s own page keeps saying “now selling” either way. Every new home in British Columbia is registered with BC Housing before it is built, and that registration says which it is. Here is what the registry held for North Village on August 25, 2026.

Registered for sale, with home warranty insurance

1 registration at this address, held by Vesta Properties (Latimer) Ltd. as the builder of record. Homes registered this way are covered by the 2-5-10 warranty and may be sold to you.

Source: BC Housing New Homes Registry, read August 25, 2026. Checked again on every review of this page.

Your protections under BC law

Disclosure statement first
The developer must give you its filed disclosure statement before you sign.
Seven days to cancel
From the later of signing and receiving that statement; cancel in writing and the deposit comes back.
Deposits held in trust
Unless the developer carries deposit protection insurance; ask which applies here.

Real Estate Development Marketing Act, sections 18 and 21: bclaws.gov.bc.ca. Selling before completion: presale assignment and how it is taxed.

Get pricing and plans, or book a visit

Bronson represents you, the buyer, and works with the developer’s sales team. The developer pays the buyer’s agent fee; the price is the same with or without an agent.

Say what you want; the answer comes the same day.

Google reviews: At least 66 of 69 five stars (Oct 26, 2026)
Presale homes: 101+ since 2016
Transactions: 337 since 2016
Here since: Lifelong Langley, licensed 2015

Read the reviews: 4.9· 69 Google reviews. Momentum Realty Inc., 216-20353 64 Avenue, Langley, BC V2Y 1N5.

Visits are booked here: choose a day above and the confirmation carries the address and time. A buyer who has already visited can still be represented from this point.

What to read next

· All presale pages
· Selling a presale assignment: consent, what it fetches, the three taxes
· South Village presale · condos by Vesta Properties, Latimer, Langley; now selling as of Aug 23, 2026
· Townside Village presale · townhomes and condos by Warwickshire Homes, Willoughby, Langley; now selling as of Jun 19, 2026
· Solana presale · condos by Zenterra Developments, Willoughby, Langley; now selling as of Aug 21, 2026
· The Hive 2 presale · condos by Apcon Group, Willoughby, Langley; move-in ready as of Sep 30, 2026
· The Loop presale · townhomes by Gramercy Developments Ltd., South Surrey; now selling as of Aug 26, 2026
· Kensington Gate presale · condos and townhomes by Quadra Homes, Willoughby, Langley; move-in ready as of Sep 30, 2026
· Walnut Park presale · condos by Quadra Homes, Willoughby, Langley; move-in ready as of Sep 30, 2026
· Jericho Park presale · condos by Essence Properties, Willoughby, Langley; now selling as of Aug 24, 2026
· Gordon Square presale · townhomes and duplexes by Paddington Properties, Willoughby, Langley; now selling as of Aug 24, 2026
· The Merchant presale · condos by Wesmont Homes, Langley City; now selling as of Aug 26, 2026
· Scale presale · condos by Scale Projects, Langley City; coming soon as of Aug 24, 2026
· Cascadia presale · townhomes by StreetSide Developments, Willoughby, Langley; now selling as of Aug 24, 2026
· Jethro presale · condos by Whitetail Homes, Langley City; now selling as of Aug 24, 2026
· Elijah presale · condos by Whitetail Homes, Langley City; now selling as of Aug 25, 2026
· Eden presale · condos by Zenterra Developments, Willoughby, Langley; now selling as of Aug 26, 2026
· Galilea presale · condos by Whitetail Homes, Surrey City Centre; move-in ready as of Aug 26, 2026
· Gabriel presale · condos by Whitetail Homes, Surrey City Centre; move-in ready as of Aug 26, 2026
· Unity South Langley presale · condos by Whitetail Homes, Langley City; move-in ready as of Aug 26, 2026
· Elwynn Green presale · townhomes and duplexes by Elegant Development, Fleetwood, Surrey; now selling as of Sep 25, 2026
· Fleetwood Village 2 presale · condos by Dawson + Sawyer, Fleetwood, Surrey; now selling as of Sep 25, 2026
· Guildford The Greatest 2 presale · condos by Dawson + Sawyer, Guildford, Surrey; now selling as of Sep 25, 2026
· Nature Haus presale · townhomes by Isle of Mann Property Group, Fleetwood, Surrey; now selling as of Sep 25, 2026
· Onyx & Ivory presale · townhomes by Vanquish Homes, Fleetwood, Surrey; now selling as of Sep 25, 2026
· Park & Maven presale · townhomes and condos by Jayen Properties, Clayton and Willowbrook, Surrey; move-in ready as of Sep 25, 2026
· Kamilia presale · condos by Kingdom Property Investment and EverProsper Development, Langley City; now selling as of Sep 25, 2026
· Matteō presale · condos by ML Emporio Properties, Willoughby, Langley; now selling as of Sep 25, 2026
· Heath West presale · townhomes by BMG Real Estate, Yorkson, Langley; move-in ready as of Sep 25, 2026
· Griffon presale · townhomes by Sunmark, Willoughby, Langley; now selling as of Sep 22, 2026
· Bromley presale · townhomes by Leone Homes, Brookswood, Langley; now selling as of Sep 25, 2026
· Gradience presale · townhomes by Apna Group, Willoughby, Langley; now selling as of Sep 25, 2026
· The Rail District presale · condos and townhomes by Infinity Properties, Historic Downtown, Abbotsford; now selling as of Sep 25, 2026
· Montvue presale · condos by Parcel7, Historic Downtown, Abbotsford; move-in ready as of Sep 25, 2026
· West Field at Cooper Meadows presale · detached houses by Morningstar Homes, Abbotsford; now selling as of Sep 25, 2026
· Salton presale · townhomes by StreetSide Developments, West Clayton, Surrey; now selling as of Sep 30, 2026
· Latimer buyer’s guide · Property Transfer Tax calculator · Presale assignment

How this page stays current: update log and sources

· Every fact carries its source’s date. Verified October 6, 2026.
· Updates come from the sales team and the developer’s own publications, each logged with its date. A figure with no source is shown as not on record, never estimated.
· Renderings and photographs are the developer’s own, credited. The photographs are Vesta’s, of the finished homes and of Latimer Village. A dated site photograph of our own appears here once taken.

Aug 23, 2026
Page published from Vesta’s North Village overview, homes, site-plan and community pages and its 16 plan pages. (bronsonjob.com)
Aug 23, 2026
Vesta’s page reads that North Village is the final collection of homes at Latimer Heights, with the sales centre open and homes from $399,900. (vestaproperties.com, North Village)
Aug 23, 2026
Four plans are marked sold out on Vesta’s own plan pages: A1 at 434 square feet, A2 at 409, B2 with B2.a at 470, and B3 at 503. That is every plan below 563 square feet. (vestaproperties.com, North Village plan pages)
Aug 23, 2026
Home count: counting the units on Vesta’s site plan gives 105 across Levels 2 to 6; the trade listings say 109. Both are on the page. (vestaproperties.com, North Village site plan)

Sources

· Vesta Properties, North Village overview (final collection, finishes, starting price) (read Aug 23, 2026)
· Vesta Properties, North Village homes (all 16 plans, with sold-out marks) (read Aug 23, 2026)
· Vesta Properties, North Village site plan (unit-by-unit; the home count is counted from it) (read Aug 23, 2026)
· Vesta Properties, Latimer Heights (74 acres, green space, the community) (read Aug 23, 2026)
· BC Geocoder, civic address 20072 86 Avenue, Langley (coordinates) (read Aug 23, 2026)
· Real Estate Development Marketing Act, Statutes of British Columbia 2004, chapter 41 (sections 18, 21) (read Aug 23, 2026)

North VillagePresale condos by Vesta Properties in Latimer, Langley.