Ten times the population it had in 2011, and only half built. Willoughby is the Lower Mainland's biggest construction site and its most honest bet: everything here is new, everything is still moving, and the value hasn't finished arriving. You don't buy Willoughby for what it is. You buy it for what it's visibly becoming.
Market figures are benchmark prices from the Fraser Valley Real Estate Board's MLS® Home Price Index, September 2026 data (October 2026 report). Activity figures, sales, days on market and sale-to-list, are Langley-wide, from the board's September 2026 package and its MLS database for Langley, because the board’s monthly package reports activity for Langley as a whole and no finer (the three-month Langley-wide figures come from its MLS database); the Willoughby figures on this page come from a separate pull of the board’s database and are labelled as such. Live inventory counts and asking prices are not published here; the MLS® feed on this page carries what is for sale. Population and build-out from the Township of Langley's Willoughby Community Plan update, September 2025. Refreshed monthly.
Willoughby is the only neighbourhood in Langley where the question isn't what it's like but what it's becoming. Fifty-three thousand people live here now, it was five thousand-and-change when the decade started its run, and the Township's own plan says the finished number lands somewhere between 87,000 and 107,000. The plan accommodates further growth; timing depends on approvals, servicing, construction and demand.
Life here is new-build life, and it's honest about it. The townhome rows of Yorkson and Latimer fill with young families; the Willoughby Town Centre village delivers the daily errands over shops you can walk to; the Langley Events Centre, arena, triple gym, fieldhouse, the Giants on Friday nights, anchors more community than neighbourhoods three times its age ever manage. What isn't finished yet is real too: construction traffic, bare boulevard trees, and amenities that arrive on the Township's clock rather than yours. A full community centre with pools and a library is in planning at South Yorkson now.
Who thrives here: buyers who want new, warrantied, and appreciating, and who'd rather have a growing neighbourhood at a fair price than a finished one at a premium. Who shouldn't buy here: anyone who needs the trees already grown.
Read Willoughby as three markets moving at different speeds. Townhomes are the volume story and the steadiest line on the page: the board's benchmark for a typical Willoughby Heights townhouse is $825,200 in September 2026, down 3.6 percent on the year and down 1.4 percent over three months, and up 76.7 percent over ten years (FVREB MLS® HPI, September 2026). Apartments are the entry tier and took the deeper cut: a $565,700 benchmark, off 8.7 percent year over year, still up 70.8 percent over the decade (FVREB MLS® HPI, September 2026). Detached is the scarcity story: a $1,438,900 benchmark, down 5.7 percent on the year, because new single-family land is the one thing the plan doesn't make more of. Langley-wide, townhomes were the quickest product on the board from July to September, 19 days on market at 98.2 percent of list (three monthly medians, weighted by sales), against 22 days and 96.8 percent for detached. The $6-billion SkyTrain extension is planned to terminate at Langley City Centre in late 2029, five kilometres from the Willoughby core. SkyTrain may change access and demand; these figures do not establish how much of that is already reflected in prices. What we watch is which product suits which stage of the build-out. What's for sale today sits in the live MLS® feed on the Willoughby listings page.
Fraser Valley Real Estate Board, October 2026 report (September 2026 data), down 5.7% on the year. Detached is the scarce tier here: the plan makes very little new single-family land, and every year of build-out makes less.
Fraser Valley Real Estate Board, October 2026 report (September 2026 data), down 3.6% on the year and 1.4% over three months, and up 76.7% over ten years (FVREB MLS® HPI, September 2026). The most stable price in the neighbourhood.
Fraser Valley Real Estate Board, October 2026 report (September 2026 data), down 8.7% on the year and 13.2% over three years (September 2026). The entry tier absorbed the correction; over ten years it is still up 70.8% (FVREB MLS® HPI, September 2026).
Langley-wide townhomes from July to September 2026 (three monthly medians, weighted by sales), with 61 sales in September; Langley-wide detached took 22 days at 96.8% of list. The board’s monthly package reports activity for Langley as a whole and no finer (the three-month Langley-wide figures come from its MLS database); the Willoughby figures on this page come from a separate pull of the board’s database and are labelled as such.
The house benchmark is $1,438,900, down 0.2% on the month and down 1.9% since June (down 5.7% on September 2025). In the board’s database 13 Willoughby Heights houses sold in September (17 in August) and 42 came to market (35 in August); 97 were active at the end of the month (91 at the end of August). From July to September 56 sold, against 63 from April to June: 5.2 months of supply at that pace, 32 days on market and 96.4% of list price (three monthly medians, weighted by sales). The townhouse benchmark is $825,200 (down 0.5% on the month, down 1.4% since June): 131 sold from July to September (149 from April to June), 160 active at the end of September, 3.7 months of supply. The apartment benchmark is $565,700 (down 1.0% on the month, down 2.8% since June): 103 sold from July to September (131 from April to June), 204 active at the end of September, 5.9 months of supply.
September’s 13 house sales compare with 17 in August, and the number active went from 91 to 97. Over three months 56 sold against 63 in the three months before, and the benchmark moved −1.9%; across Langley the same figures are 212 against 254 and −1.6%. At the three-month pace Willoughby Heights carries 5.2 months of house supply, against 6.2 for Langley as a whole on the same arithmetic. Townhomes: 131 sold in the three months, 3.7 months of supply, 15 days (three monthly medians, weighted by sales). Condos: 103 sold in the three months, 5.9 months of supply, 24 days. Three months of sales in one neighbourhood is a small number, a neighbourhood index can move several percent in a month, and none of these figures is seasonally adjusted. Sub-area figures from the board’s MLS® database, read 5 October 2026; the board’s monthly package publishes activity Langley-wide and no finer. Months of supply: active listings at the end of September divided by the average monthly sales of July to September. Analysis our own.
Not a listings map. The life of the place: where the good walks start, where the town gathers, and where the roads lead.
Willoughby Community Park on 200th carries the fields, the water park and the new covered bocce courts, with twelve lit pickleball courts approved beside the Events Centre. Yorkson Community Park adds the off-leash run and four new tennis courts. The Township's greenway network, the multi-use paths it calls the backbone of Willoughby, stitches the neighbourhoods together, and a full community centre with lap and leisure pools and a library is in planning at South Yorkson now.
Willoughby Town Centre at 208th and 80th is the daily anchor, grocery, pharmacy and the independents in a walkable village with homes above the shops. The Carvolth corridor at the highway gateway carries the business park, hotels and restaurants, and the Langley Events Centre, 5,276 seats, home of the WHL Giants, gives the neighbourhood the kind of gathering place most suburbs wait decades for.
Highway 1 access at 200th and 202nd makes this the Township's best-connected growth area, and Carvolth Exchange, 679 park-and-ride stalls, two dollars a day, runs the 555 express straight to Lougheed SkyTrain. The bigger story has a date: the Surrey–Langley SkyTrain terminates at Langley City Centre in late 2029, eight stations, six billion dollars, five kilometres from the Willoughby core.
Willoughby diligence is new-build diligence. On attached product: the strata's depreciation report and contingency fund, the builder's record, and the 2-5-10 warranty position. On location: what the plan builds next door, the Township publishes it, and a quiet street today can be a six-storey block tomorrow; we pull the neighbourhood plan for every address. And on timing: which product the current stage of the build-out rewards. Each is knowable before you offer. School catchments: set by SD35's maps, not by listings, we confirm the current catchment for any address, plainly, and say no more than the map says.
The 10 public schools inside Willoughby Heights, from the district's own directory, with any programme of choice marked. All of Langley, the Township and the City both, sits in School District 35.
K-5 elementary → Peter Ewart Middle or Yorkson Creek Middle (6-8) → R.E. Mountain Secondary (9-12, an IB World School). Josette Dandurand Elementary opened in September 2025. From September 2027 the slope splits: the west stays with R.E. Mountain; the east moves to the new stɑtl̓əw̓ Middle (7467 212 Connector) and Emery Dosdall Secondary (7587 212 Connector). Grade 12s are grandfathered. Source: the district’s Willoughby Slope boundary-change pages. The district sets every catchment by address, so the SD35 school locator is the ruling on any specific property; we confirm it for any address on request.
The independent schools are listed for the whole municipality rather than for this neighbourhood, because they carry no catchment at all. A family here can apply to any of them, and admission is the school’s own decision rather than a matter of where you live. The public schools above are the ones inside Willoughby Heights; which one a given address is entitled to attend is set by the district by address, and most Langley neighbourhoods span more than one boundary, so the district’s locator is the authority on any specific property. We confirm the current position for any address on request. This guide does not rate or rank schools; what each Langley school is known for, from International Baccalaureate to French immersion, Fine Arts and trades, is set beside the neighbourhood house figures on the Langley Market Report.
These are district-wide and entry is by application only, in the district’s own words. They are not catchments, so this is not a question of attending the nearest one, and a place in a choice programme sits alongside your catchment school rather than replacing it.
Two things families find out late. French Immersion has two separate doors and they open at different ages: Early Immersion starts at Kindergarten, at Belmont and James Kennedy only, while Late Immersion starts in Grade 6, at Alex Hope and Noel Booth only. You cannot begin at Alex Hope in Kindergarten. And the district is plain that students in a choice programme are not eligible for its bus service, so the seat you win is a drive you make, every morning, for years.
Immersion continues at secondary at Brookswood Secondary School and Walnut Grove Secondary. Which elementary carries on to which secondary is not something the district publishes, so we do not guess at it; it is worth asking them directly if it decides your street.
Langley is not one market. The detached benchmark moved by 4.4% in one sub-area this year and 12.5% in another, so the municipal figure is the wrong yardstick for any single street. These are the guides that sit closest to this one.
The Township's own plan says the neighbourhood is 53 percent built, with the finished population projected to roughly double. The SkyTrain catalyst lands in late 2029. The growth story isn't over; it's mid-chapter, the question is buying the right product for this stage, not whether there's a story left.
The board's September 2026 benchmarks (October 2026 report) settle it plainly: a typical Willoughby Heights townhouse sits at $825,200, down 3.6 percent on the year; an apartment at $565,700, down 8.7 percent. Townhomes have held the better line, and family-sized attached with garages remains the scarce thing young households fight for. We track the split monthly.
The terminus lands at Langley City Centre, about five kilometres south, in late 2029, six billion dollars of infrastructure with a completion date. It shortens the region's mental map of Langley, and half of Willoughby is still unbuilt land that gets to price that in.
The neighbourhood arrives on the Township's schedule, not yours: construction traffic, young trees, amenities in planning. And next door's empty lot has a published future, we pull the neighbourhood plan for every address so a six-storey surprise never happens to you.
The board’s monthly package publishes no days-on-market figure below the Langley level (the Willoughby figures in the month cards come from its database); Langley-wide from July to September 2026, townhomes sold in 19 days at 98.2 percent of list (three monthly medians, weighted by sales), detached in 22 days at 96.8 percent, apartments in 27 days at 97.1 percent. Well-priced attached product does not wait around.
What the Willoughby plan builds next, block by block, and which addresses it rewards.
Get the reportWhat rapid transit historically does to values by distance, applied plainly to the 2029 terminus.
Get the reportDepreciation reports, contingency funds and builder records, the twenty-minute check that saves six figures.
Get the reportWarranty, GST and the first-resale discount: the real math of buying at different ages of new.
Get the reportWhy completed neighbourhoods hold value differently: Walnut Grove’s numbers against Willoughby’s, from the September 2026 report.
Get the report6 reports, each dated as it landed. Reports stay on the shelf; journal entries release on their date and link from here the day they do. Every figure in them is sourced and dated on its own page; the market figures are from The Langley Market Report, October 2026 edition.
The full report shelf · The journal · The Langley Market Report
The one who works new construction and strata most weeks, reads disclosure statements and depreciation reports, and knows which complexes and which builders to believe. Willoughby is nearly half of Langley, 290 of 614 sales from July to September; the right person here has closed new-build and resale sales in the last two years and prices the two shelves separately.
There is no single best Realtor in Langley, and no list ranked by volume or paid placement can tell you who is best for Willoughby. Langley.AI keeps a hand-selected few and applies the same six criteria to every one of them, with Willoughby’s own figures from The Langley Market Report, October 2026 edition.
Selling Willoughby property is what they do most weeks, not a corner of a general practice.
Completed sales of the kind of property Willoughby trades in (new construction, presales and strata, which is most weeks of the year here), inside the last two years, read off the board’s own system rather than taken on trust. The yardstick: 56 houses, 131 townhomes and 103 condos sold in Willoughby from July to September 2026; houses took 32 days at 96.4% of list price (three monthly medians, weighted by sales) on 5.2 months of supply at that pace, townhomes 15 days on 3.7 months, condos 24 days on 5.9 months.
Long enough to have priced Willoughby through a rising market and this one: the Willoughby detached benchmark is $1,438,900, down 1.9% since June and down 5.7% on the year, the townhome $825,200, down 1.4% since June, the condo $565,700, down 2.8% since June. An agent who has only sold into a rising market has never had to tell a seller the truth about price, and that is the conversation that decides most Willoughby sales this year.
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