Should I buy in Willoughby/Yorkson or Bedford Landing/Fort Langley?
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Direct answer
Willoughby and Bedford Landing are nearly opposite products, and price is the smallest part of the difference between them. Willoughby and Yorkson are the growth node the Township of Langley designated and then built, master-planned from roughly 2010 on, mostly new townhouses and apartments, with the Carvolth exchange and park-and-ride on the edge. Bedford Landing is the waterfront side of a heritage village founded in 1827, a walk from the Glover Road shops and the Fort itself. The difference you can measure is depth. In July 2026 the Willoughby Heights townhouse benchmark was $833,500 on 55 sales that month, and the apartment benchmark $581,300 on 37 sales. Fort Langley in the same month recorded one townhouse sale, one apartment sale and two detached sales, against a detached benchmark of $2,135,600, with Bedford Landing sitting at the top of that range. So a Willoughby benchmark means something and you will have choice; in Fort Langley the last three comparable sales tell you more than any benchmark does, and the right listing may be months away. Three things decide it. Schools: catchments here are drawn address by address and they move, so run the exact address through the Langley School District locator rather than trusting any neighbourhood-level claim, including this one. Tax: both are Township of Langley, so the mill rate, the Home Owner Grant and the Speculation and Vacancy Tax treatment are identical and price is the only variable. On a $1.4M Bedford Landing detached the property transfer tax is $26,000; on an $833,500 Yorkson townhouse it is $14,670. Zoning: Bill 44 small-scale multi-unit housing applies in both, while the Bill 47 transit-oriented areas reach into Willoughby West along the future SkyTrain corridor and do not touch the Fort Langley heritage core.
Primary sources
- Fraser Valley Real Estate Board — Monthly Statistics Package · FVREB · retrieved
- B.C.'s Transit-Oriented Development Program (Bill 47) · BC Government · retrieved
Backed by Fact Bank entries
- BC Property Transfer Tax brackets — Marginal-rate brackets for the general Property Transfer Tax payable on title transfers in British Columbia.
- Bill 47 (2023) — Transit-Oriented Development Areas Act — Companion legislation to Bill 44 (see bc.
- Bill 44 (2023) — SSMUH (Small-Scale Multi-Unit Housing) — NOT to be confused with Bill 44 (2022) Building and Strata Statutes Amendment Act.
Verified sources (2)· 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, 2026Property Transfer Taxhttps://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax
- BC Governmentretrieved Sep 24, 2026Property Transfer Tax Act, RSBC 1996, c. 378https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/96378_01
bc.ptt.brackets · v2View in Codex →Verified sources (5)· re-verified Oct 13, 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.
- Legislative Assembly of British Columbiaretrieved Oct 13, 2026· published Nov 30, 2023Hansard, 30 November 2023, p.m. (Issue 375): Royal Assent to Bills 44 and 47https://lims.leg.bc.ca/hdms/file/Debates/42nd4th/20231130pm-Hansard-n375.html
Primary source for the Royal Assent date of both bills. Corrected 2026-10-13: the site had said 2023-12-07, which is the date regulations were made / Order in Council 673/2023 brought the main provisions of Bill 44 into force. Not added to history[]: the old value was wrong, not superseded.
- BC Governmentretrieved Sep 24, 2026Local Government Transit-Oriented Areas Regulation, BC Reg 263/2023https://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, 2026Provincial Policy Manual: Transit-Oriented Areashttps://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, 2026Local government housing initiativeshttps://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives
- BC Governmentretrieved Aug 2, 2026· published Nov 8, 2023B.C.'s Transit-Oriented Development Programhttps://www2.gov.bc.ca/gov/content/transportation-projects/transit-oriented-development
bc.tod.transit_oriented_development · v3View in Codex →Verified sources (7)· re-verified Oct 13, 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.
- Legislative Assembly of British Columbiaretrieved Oct 13, 2026· published Nov 30, 2023Hansard, 30 November 2023, p.m. (Issue 375): Royal Assent to Bills 44 and 47https://lims.leg.bc.ca/hdms/file/Debates/42nd4th/20231130pm-Hansard-n375.html
Primary source for the Royal Assent date of both bills. Corrected 2026-10-13: the site had said 2023-12-07, which is the date regulations were made / Order in Council 673/2023 brought the main provisions of Bill 44 into force. Not added to history[]: the old value was wrong, not superseded.
- BC Lawsretrieved Oct 13, 2026· published Dec 7, 2023Order in Council 673/2023: brings sections of the Housing Statutes (Residential Development) Amendment Act, 2023 (Bill 44) into force effective 7 December 2023https://www.bclaws.gov.bc.ca/civix/document/id/oic/oic_cur/0673_2023
- BC Governmentretrieved Aug 10, 2026Small-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, 2026Small-Scale, Multi-Unit Housing — Provincial Policy Manual & Site Standardshttps://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, 2025Bill 25 — 2025: Housing and Municipal Affairs Statutes Amendment Act, 2025https://www.bclaws.gov.bc.ca/civix/document/id/bills/billsprevious/1st43rd:gov25-1
- BC Governmentretrieved Aug 10, 2026Bill 25 SSMUH Policy Bulletinhttps://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, 2026Small-Scale, Multi-Unit Housing — Township of Langleyhttps://www.tol.ca/en/the-township/small-scale-multi-unit-housing.aspx
bc.bill44_2023_ssmuh · v3View in Codex →Related questions
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