Langley Condos Under $499K

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Find affordable condos in Langley priced under $499,000. This search updates automatically with the latest MLS® listings, so you can quickly compare price, location, strata fees, and features. Save your favourites and reach out anytime for a private showing or a short list of the best-value options.

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Langley Condos Under $499K

Langley condos under $499K offer exceptional entry-level opportunities in one of the Fraser Valley's most complete communities. These affordable properties attract first-time buyers, young professionals, and investors with modern amenities, low-maintenance living, and access to excellent schools and parks.

The market includes options from cozy one-bedroom units perfect for singles to two-bedroom family-sized condos, many in well-managed buildings with amenities like fitness centres and visitor parking. Residents appreciate Langley's small-town atmosphere despite growing urban conveniences, including shopping at Willowbrook Mall, diverse dining, and recreation facilities. Many buildings are located near transit routes and close to schools, making daily life convenient without vehicles. The area's walkable downtown, farmers market, and community events create genuine neighbourhood connections. Whether you're entering the market or seeking affordable investment, Langley condos deliver value and livability under $499K. Ready to start your search? Contact me for current condo listings and recent comparable sales data.

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Common questions

Does under $499K clear the first-time buyer property transfer tax (PTT) test on price alone?

Yes — price is not the barrier in this band. The Province states qualifying first-time buyers pay no tax on the first $500,000 and can save up to $8,000 on an existing home worth up to $835,000.

The documents say rentals are not allowed — can I rent the unit out?

For a long-term tenancy, yes. Provincial changes made strata rental-restriction bylaws unenforceable from November 24, 2022, and the Province's strata pages record that change directly; what can still bind is a short-term rental restriction and, at a 55+ building, the age bylaw, which limits who may live in the unit even when renting is allowed.

How do I check pet and parking rules before I offer?

Start with the Form B, then the filed bylaws. The certificate states how parking and storage are allocated to the specific unit and attaches the strata's rules and budget, while the pet rule lives in the registered bylaws; read both before subject removal, because a listing summary is not the bylaw and only the filed text governs.

Why does the same price buy a 1989 City unit or a new Township unit?

Because this band spans two different stocks in two municipalities.

Where are the under-$499K condos in Langley?

On the first page read: Aldergrove Town Centre (new product at 27249 and 27254 Aldergrove Town Centre Drive), Langley City resale buildings (Eastleigh Crescent, 53a Avenue, Brydon Crescent, 54th Avenue), Willoughby Heights (197 Street, 66 Avenue) and Murrayville (48 Avenue). At community level the attached pool concentrates in Willoughby Heights (369 listings) and the Langley City sub-area (195) (SnapStats, September 2026)

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

  • 5 out of 5 stars

    “Awesome experience dealing with jared. Selling my house was so easy actually he made it so smooth we had so many things going on at that time but he took care of the deal and got us a good price for our condo. Hope to work with him in future.”

    J.V. 11 February 2021 · Google review

  • 5 out of 5 stars

    “Jared is a dream realtor. He spent lots of time helping me find my first home (a beautiful condo) in 2021 and in 2025 helped me sell the condo in a matter of days as my husband and I purchased our first home together (an incredible row home)…”

    A.B. 16 July 2025 · Google review

  • 5 out of 5 stars

    “Jared's knowledge of the Langley real estate market is second to none. As newcomers to home buying, his guidance was invaluable. He helped us navigate every step with ease, resulting in the purchase of our dream home…”

    R.M. 16 May 2024 · Google review

Langley Condos by Price Band: streets and boundaries

  • This page is a price-band filter over both Langleys, not one municipality: the band topic is condos under $499K across the City of Langley and the Township of Langley, which have separate councils, bylaws and tax notices.
  • The older resale cluster is in the City core along Fraser Highway and the 205/206 Street blocks, while the Township stock in this band concentrates in Willoughby along 200 Street and 207 Street and at Aldergrove Town Centre on Fraser Highway at 272 Street.
  • Langley is School District 35 (SD35), and catchments are address-based through the district locator — a City address and a Township address a few blocks apart can feed different schools.

Langley Condos by Price Band: the housing stock

  • Aldergrove Town Centre's five buildings — Shortreed, Jackman, Vanetta, Creekside and The Hart — all sit on Aldergrove Town Centre Drive on the former Aldergrove Mall site at Fraser Highway and 272 Street.

Langley Condos by Price Band: rules that affect buyers

  • Every strata with five or more lots must hold a depreciation report on a five-year cycle with no deferral vote, projecting common-property costs over 30 years.
  • Rental-restriction bylaws are unenforceable for long-term rentals anywhere in BC since November 24, 2022, so an older "rentals not allowed" line in a Langley City building's documents does not bind a buyer; short-term rentals can still be restricted.
  • The only age bylaw a strata may still enforce is 55 or older, under Strata Property Act sections 123.1 and 123.2, with exemptions for legacy residents, live-in caregivers and defined family cases — the live question in the 1988–1990 City buildings marketed as 55+.
  • Two zoning bylaws split this band: City of Langley Zoning Bylaw 2025, No. 3300 for City buildings and Township of Langley Zoning Bylaw No. 2500 for Township buildings, with different suite and small-scale multi-unit housing rules on each side.

Langley Condos by Price Band: local details a buyer would not know

  • Fee inclusions differ inside this band: some older City buildings include heat and hot water in the strata fee per their documents, which changes the real monthly comparison against a newer Township unit — confirm inclusions on the Form B, not the listing.
  • Stratas must contribute at least 10% of the operating fund to the contingency reserve fund each year since November 1, 2023 — the first budget line to check in a 1988–1990 building.

Langley Condos by Price Band: costs and taxes

  • The tax split in this band is municipal: a City of Langley unit and a Township of Langley unit at the same price carry different city tax notices, rates and utility charges.
  • PTT is provincial and identical on both sides of the municipal line; the first-time buyer thresholds in are the Province's stated figures.

Langley Condos by Price Band: getting around

  • Carvolth Exchange at 202 Street beside Highway 1 is the park-and-ride hub for the 200 Street corridor, with the 555 express to Lougheed Town Centre Station.
  • Langley Centre exchange serves the City core on Fraser Highway, the corridor the SkyTrain extension will follow to the Langley City Centre Station east of 203 Street and Industrial Avenue.
  • The future Willowbrook Station sits at the Surrey–Township boundary end of the extension, serving the Willowbrook and Willoughby side of this band.

Langley Condos by Price Band: risks and due diligence

  • In a 1988–1990 building, read the depreciation report's 30-year projection before the price: roofs, piping and parkade work concentrate in that age group, and the report must be attached to the Form B.
  • Confirm tenure on title: corporation-share, leasehold, co-op and pad-rent product can surface at this price point in Langley feeds and is not freehold strata condo stock; the Form B and title search separate them.
  • Check which municipality the unit is actually in before closing adjustments: City and Township tax and utility figures differ, and the listing's "Langley" label does not say which one applies.

How Langley Condos by Price Band compares

Langley Condos by Price Band compared
FactLangley under $499KLangley under $399KMaple Ridge under $800K
Price ceilingunder $499K (this page)——
First-time buyer PTT ceiling (Province)$835,000 full-exemption value ceilingSame provincial ceilingSame provincial ceiling
Municipalities coveredCity of Langley and Township of LangleyCity of Langley and Township of LangleyCity of Maple Ridge only

Sources for Langley Condos by Price Band

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