Will the Surrey-Langley SkyTrain extension affect home prices in Willoughby?

Direct answer

Yes, and the mechanism is legal rather than sentiment: the province forces Langley to permit tower density around each station, whatever local plans say. The extension runs 16 km along Fraser Highway from King George to Langley City Centre with 8 stations, all under construction, and the Province confirmed in January 2026 that service is now targeted for late 2029, pushed back from the earlier 2028 estimate. Under Bill 47 and the Transit-Oriented Areas Regulation the Province prescribes transit-oriented areas around each station and municipalities had to designate them by June 30, 2024. Inside those areas a municipality must permit at least a set density: within 200 metres of a station, a floor-area ratio of 5.0 and 20 storeys; from 200 to 400 metres, 4.0 and 12 storeys; from 400 to 800 metres, 3.0 and 8 storeys. Municipalities also cannot require off-street parking for residential use inside them. For Willoughby the relevant stations are Willowbrook, at 196 Street and Fraser Highway on the southern edge, and Langley City Centre at 203 Street, whose 800-metre ring reaches furthest into Willoughby West. What that means in practice: land already zoned multifamily inside the rings reprices on its new development rights, detached lots inside the rings pick up a smaller premium for redevelopment optionality, and pockets outside the rings, such as Routley or Yorkson north of 80 Avenue, see much less of it. The thing to avoid is paying a SkyTrain premium on a single-family lot that sits outside the 800-metre boundary, at 88 Avenue and 200 Street for instance. The lift is on land-use rights, not on how close the station feels from the driveway. Buy inside the ring for the rights, or buy outside it on the fundamentals, but do not pay for both.