#105 20240 54A Avenue, Langley City: a 1,133 sq ft corner condo with a gas fireplace and a wraparound balcony, listed at $499,900.

Why this condo stands out

I sell a lot of homes to families who are moving up, and the thing they tell me they want most is space that actually works — not a number on a listing sheet, but rooms that let a household breathe. Most two-bedroom condos built in the 1990s came in around 900 to 1,000 sq ft with a single living/dining space. This one is 1,133 sq ft on one level, and the difference shows up everywhere:

1. It’s a corner home. Windows on two sides means more daylight and fewer shared walls, and the corner position is what gives the balcony its wraparound shape.
2. There are two places to eat. A dining room off the living room and a separate eating area beside the kitchen. Use one for dinners and the other as a home office, a homework table or a breakfast nook — it’s flexibility most condos don’t have.
3. The fireplace is natural gas. Not electric, not decorative. On a January evening in Langley, that matters.
4. The laundry has its own room. A 5’7” × 7’7” laundry room with space to store things, rather than a stacked unit in a closet.
5. The primary suite is complete. A 13’5” × 12’ bedroom, a walk-in closet and a private ensuite.
6. Two parking stalls, a locker and a guest suite. Under-building parking for two vehicles is unusual at this price, the locker handles the seasonal gear, and the building’s guest suite means visiting family don’t need to sleep on the couch.

Add a 28-home strata, a fee that covers the grounds and snow removal, and a location that is about to be a short walk from SkyTrain, and you have a home that makes sense for a first-time buyer, a downsizer, or anyone who wants one-level living without giving up the rooms they actually use.

Video tour

Photos show you rooms. The walkthrough shows you how they connect — and in this home, how they connect is the whole point. Here’s the full video tour of #105 20240 54A Avenue.

The living space — a fireplace, a dining room and a green accent wall

You come in through a proper foyer (9’3” × 4’11”), which already tells you something about the era this building was designed in. From there the home opens into a 16’ × 11’4” living room anchored by the gas fireplace, with the 13’7” × 7’7” dining room alongside it. The staging shows the room with a deep green feature wall and warm hardwood, and the corner windows do the rest.

The kitchen and the eating area

The kitchen (9’ × 7’10”) is positioned in the centre of the home, with white cabinetry, a tile backsplash, a stainless-steel range and dishwasher, and a pass-through to the dining room. Beside it is the 7’8” × 8’4” eating area, with its own window and a ceiling fan — the room that gives this floor plan its flexibility. Fridge, stove, dishwasher, washer and dryer are all included, along with the drapes and window coverings.

Two bedrooms, two bathrooms and a real laundry room

The bedrooms sit on the far side of the home from the living space, which is the layout you want in a condo. The primary bedroom measures 13’5” × 12’, with a walk-in closet and a 7’11” × 5’10” ensuite. The second bedroom is 9’5” × 14’7” — a proper bedroom, not a den with a door — and it sits next to the 5’8” × 7’11” main bathroom with a tub. Between them, the laundry room.

Floor plan and room sizes

Everything is on one level. The floor plan measures 1,133 sq ft of finished area plus a 167 sq ft balcony, for 1,300 sq ft in total. What I’d point out on the plan: the bedrooms and living space are at opposite ends, the kitchen is in the middle with the eating area and dining room on either side of it, and the balcony wraps the corner along both the eating area and the living room.

Room dimensions are from the floor plan prepared for the listing and are approximate. 2D and 3D floor plan PDFs are on the listing page.

The balcony and the building

The balcony is the feature that photographs don’t quite do justice to. It runs about 14 feet along one side and 10 feet along the other, wrapping the corner, and it looks into mature trees rather than at a parking lot. Arbutus Court itself is a three-storey, wood-frame building with a stucco exterior, completed in 1994, with just 28 homes arranged around a landscaped courtyard. Parking is under the building, there’s a storage locker, and the guest suite is available for visiting family and friends.

Langley City — parks, schools and the SkyTrain that’s coming

Langley City is the compact, walkable municipality at the centre of Langley — not to be confused with the much larger Township that surrounds it. It has its own downtown along Fraser Highway and 56 Avenue, a network of parks along the Nicomekl River, and, since construction began on the Surrey Langley SkyTrain, a very different future than it had five years ago. From this address most of what you need day to day is within a 15-minute walk: the No Frills at Langley Mall, City Hall and Timms Community Centre are about 6 to 10 minutes on foot, and the downtown restaurants along Fraser Highway and 56 Avenue are just beyond that.

It’s also a neighbourhood in transition, and I’d rather you hear that from me than discover it later. In July 2024 the owners of the nine-acre Langley Mall site submitted a concept to the City for up to ten mid-rise buildings and nearly 2,000 homes, phased over 10 to 20 years, framed around the coming SkyTrain station. It’s at the preliminary stage and years away from changing anything on the ground, but it tells you where Langley City is headed: more people, more services and more transit within a few blocks of this home. For an owner, that’s the upside of buying into an established 28-home strata before the neighbourhood around it grows up.

SkyTrain: Langley City Centre station

The Surrey Langley SkyTrain will extend the Expo Line 16 kilometres along Fraser Highway from King George Station to 203 Street in Langley City, with eight new stations. The last of them, Langley City Centre, is planned just east of 203 Street and Industrial Avenue, with a transit exchange. From #105, that intersection is about 750 metres — roughly an 11-minute walk. The Province’s anticipated in-service date is late 2029, and as of early 2026 guideway foundations were more than 70 per cent complete with all stations due to be under construction this year. You can see the guideway taking shape in the aerial photos below. Timelines on projects this size can move, so treat the date as a plan rather than a promise — but the construction is real, and it is happening a few blocks from this front door.

Parks and recreation

Linwood Park is about a 6-minute walk. Douglas Park, Langley City’s signature park at 206 Street and Douglas Crescent, is about 12 minutes on foot: the City lists an inclusive playground, a seasonal spray park, a sports box, pickleball courts, outdoor fitness equipment, a bowling green, community gardens, basketball hoops, picnic tables and public restrooms. Next to it, the Douglas Recreation & Child Care Centre runs early-childhood programs, a licensed preschool and children’s programs. Timms Community Centre — a 7,500 sq ft gymnasium, a 4,000 sq ft weight room, a 120-metre indoor track, fitness and spin rooms and a café — is about a 10-minute walk, and the Brydon Lagoon and Nicomekl River trails are about 20 minutes away on foot.

Distances that matter

Distances and times from Google Maps as of September 2026. Actual times vary.

Schools

By the Langley School District’s September 2025 catchment map, 54A Avenue at 202 Street falls in the Nicomekl Elementary catchment (20050 53 Avenue, about an 11-minute walk). Nicomekl feeds H.D. Stafford Middle School for grades 6 to 8, and Stafford students move on to Langley Secondary. Catchment boundaries change and the district’s programs of choice have their own rules, so confirm this specific address with the Langley School District school locator before you rely on it.

What $499,900 is buying — and why the number matters

At $499,900, this home works out to about $441 per square foot of living space, with two parking stalls, a locker and a guest suite included in that number. But the more useful way to look at the price is what it unlocks:

• A 5% down payment. For an insured mortgage, the minimum down payment in Canada is 5% of the first $500,000 of the purchase price. At $499,900 that is $24,995. Above $500,000 the minimum steps up to 10% on the portion over that line, which is one reason a home priced just under $500,000 is in a category of its own.
• Likely no property transfer tax for a first-time buyer. BC’s First Time Home Buyers’ Program gives a full exemption on homes up to $835,000 for qualifying buyers. The tax that would otherwise apply here — 1% of the first $200,000 and 2% of the balance — is $7,998. Eligibility has conditions (citizenship or permanent residency, BC residency, never having owned a principal residence anywhere), so confirm yours with your lawyer or notary.
• No GST. This is a resale home, so GST doesn’t apply.
• A known monthly cost. The strata fee is $476.80 a month and 2026 property taxes are $2,974.72 — about $248 a month. Your mortgage professional will add those to the mortgage payment when qualifying you.

If you’re buying for the first time, my guide to BC first-time home buyer programs, the down payment explainer and the closing costs guide walk through the rest. If you’re selling a house to move into a home like this, start with a free home evaluation so you know both sides of the math. And if you’ve never bought in a strata before, my condo-buying guide and the special-levy explainer cover what to read in the documents.

The details — strata, taxes and what’s included

Who this home fits

The first-time buyer. Under $500,000 with a 5% minimum down payment and, for most qualifying buyers, no property transfer tax — and a home with two real bedrooms and two bathrooms, rather than a one-bedroom-and-den compromise. The SkyTrain arriving in 2029 gives you a commute that improves after you buy, not before.

The downsizer. One level, no stairs, a proper foyer, a dining room for the family table, a laundry room instead of a closet, a guest suite for the grandkids and a small strata where neighbours know each other. If you’re selling a house in Langley, Cloverdale or the Tri-Cities, my downsizing guide covers the sequence.

The buyer who works from home. Two eating areas means one of them can be an office with a door-free but separate space — and the second bedroom stays a bedroom.

The investor. Since BC amended the Strata Property Act in late 2022, strata corporations can no longer restrict long-term rentals (age-restricted 55+ buildings excepted), though short-term rental bylaws can still apply. Read the bylaws, and confirm current rules with the strata.

Who it’s probably not for: someone who needs three bedrooms, or who wants a brand-new building with a concierge. This is an established, well-kept 1994 home in a small strata, and that’s exactly its appeal.

What I’d verify before writing an offer

I tell every buyer the same thing, including on my own listings: confirm what matters to you during your subject period rather than assuming.

1. The strata documents. Two years of minutes, the depreciation report, the financials, the contingency reserve fund balance and any special levies passed or proposed. On a 1994 wood-frame building, the building-envelope history and the roof are the things to read closely.
2. The bylaws on pets, rentals and renovations, if any of those matter to you.
3. The parking and locker assignments — whether they’re limited common property, assigned or leased, and which stalls.
4. Insurance. The strata’s deductibles, and the cost of your own condo policy.
5. The gas fireplace — who pays the gas, and when it was last serviced.
6. Your first-time buyer eligibility for the property transfer tax exemption, with your lawyer or notary, before you count on the $7,998.
7. School catchment, if it matters to you, with the Langley School District.

Frequently asked questions

What is the listing price of #105 20240 54A Avenue, Langley?

#105 20240 54A Avenue in Langley City is listed at $499,900. It is a 1,133 sq ft, two-bedroom, two-bathroom corner condo on one level at Arbutus Court, built in 1994, with two parking stalls and a storage locker.

What are the strata fees and what do they include?

The strata fee is $476.80 a month and covers garbage pickup, gardening, management and snow removal. Arbutus Court is a 28-home strata with a guest suite. Property taxes for 2026 are $2,974.72.

How big is the condo, and what is the layout?

The home is 1,133 sq ft of finished space on one level, plus a wraparound balcony of about 167 sq ft, for 1,300 sq ft in total. It has a living room with a natural gas fireplace, a separate dining room, a central kitchen with an adjoining eating area, a primary bedroom with a walk-in closet and ensuite, a second bedroom, a main bathroom, a dedicated laundry room and an entry foyer.

Does it come with parking?

Yes — two parking stalls under the building, plus a storage locker. Confirm the stall and locker designations in the strata documents.

How far is #105 20240 54A Avenue from the new SkyTrain?

The planned Langley City Centre station on the Surrey Langley SkyTrain is located just east of 203 Street and Industrial Avenue — about 750 metres from the home, roughly an 11-minute walk. The Province’s anticipated in-service date for the 16 km, eight-station Expo Line extension is late 2029.

Which schools serve 20240 54A Avenue?

Based on the Langley School District’s September 2025 catchment map, the address falls within the Nicomekl Elementary catchment (20050 53 Avenue, about an 11-minute walk). Nicomekl feeds H.D. Stafford Middle School (grades 6 to 8), and Stafford students continue to Langley Secondary. Confirm with the district’s school locator, as boundaries can change.

What parks are nearby?

Linwood Park is about a 6-minute walk. Douglas Park, about 12 minutes on foot, has an inclusive playground, a seasonal spray park, a sports box, pickleball courts, outdoor fitness equipment, a bowling green, community gardens and public restrooms. Timms Community Centre is about a 10-minute walk, and the Brydon Lagoon and Nicomekl River trails are about 20 minutes away on foot.

Can a first-time buyer purchase this home with 5% down?

For an insured mortgage, the minimum down payment in Canada is 5% of the first $500,000 of the purchase price, so at $499,900 the minimum is $24,995, subject to lender approval and qualification. Qualifying first-time buyers in BC may also receive a full property transfer tax exemption on homes up to $835,000, which would otherwise be $7,998 at this price. Confirm eligibility with your mortgage professional and your lawyer or notary.

Are rentals and pets allowed at Arbutus Court?

Since BC’s late-2022 amendments to the Strata Property Act, strata corporations cannot restrict long-term rentals (55+ age-restricted buildings excepted), though bylaws on short-term rentals and pets can still apply. Read the current bylaws in the strata documents, which are available on request.

Next steps

If #105 20240 54A Avenue is on your list:

1. Watch the video tour above, then open the full listing page for all 25 photos and the 2D and 3D floor plans.
2. Book a private tour — call or text 604-202-6092 or email Craig@SoldByCraig.ca.
3. Get pre-approved if you haven’t already. At this price, the difference between 5% and 10% down is real money, and a good broker will have your numbers sorted in a couple of days.
4. Selling first? Start with a free home evaluation so you know what your current home is worth before you commit.

Most of my work is Tri-Cities move-up families, but I’ve represented buyers and sellers in Langley several times — including homes on 197th Street, 202B Street and 57 Avenue — and you can see those on my sold listings page. Langley City is a market I know, and this is a home I’m glad to be showing.

Sources: listing details and floor plans for #105 20240 54A Avenue (Craig Johnston PREC*, Royal LePage Elite West); Province of BC — Surrey Langley SkyTrain (project overview and stations pages); Surrey Now-Leader, January 28, 2026; City of Langley — Douglas Park; City of Langley — Douglas Recreation & Child Care Centre; Langley School District — catchment maps (September 2025) and the H.D. Stafford Middle School site; BC Ministry of Finance — First Time Home Buyers’ Program; Google Maps distances as of September 2026. Information is believed accurate but not guaranteed; buyers should independently verify strata bylaws, fees, parking and locker designations, school catchments and program eligibility.