Azure Grove Langley by ML Emporio Properties: Pre-Sale Condos Review (2028)
Azure Grove Langley by ML Emporio Properties: Pre-Sale Condos Review (2028)
Azure Grove is a sold-out condo development by ML Emporio Properties at 20117 84th Ave, Willoughby, Langley. 276 units across two 6-storey buildings, ranging from 317sqft studios to 958sqft three-bedrooms.
Azure Grove at a Glance
Starting Price
$299,900
Developer
ML Emporio Properties
Completion
Late 2027
Deposit
15%
Unit Types
Studio / 1 Bed / 1 Bed + Den / 2 Bed / 3 Bed
Status
Sold Out
Should You Buy at Azure Grove?
Note: Azure Grove is now fully sold out. This review is kept live as a reference for buyers researching comparable Willoughby condo projects.
When it launched, Azure Grove was one of the more affordable entry points into new Langley condo ownership -- studios from $299,900 and two-beds under $600,000 at a time when comparable Surrey product was 15-25% higher. The 15% deposit spread over 18 months (five tranches) was manageable for first-time buyers and investors alike. ML Emporio brought 25+ years of Metro Vancouver development history to the project, with prior builds including Aristotle, Loma, and Oak and Onyx. If you're still shopping the Willoughby condo market, the comparable projects currently selling are Solana and Vera, both within a few blocks.
Location: Langley
Azure Grove sits at 20117 84th Avenue and 201 Street in Willoughby, Langley -- roughly 800 metres from Carvolth Exchange, where express buses connect to the Expo Line. The Willoughby area has grown steadily into a walkable suburban community with schools, grocery, restaurants, and greenspace within a short drive. Freeway access via Highway 1 is under 10 minutes.
Pricing & the Math That Actually Matters
Starting from $299,900. Prices shown are from the presale launch; the project is now sold out. All prices before GST.
| Unit Type | Size | Launch Price |
|---|---|---|
| Studio | 317-320sqft | $299,900 |
| 1 Bed | 439-556sqft | $414,900 |
| 1 Bed + Den | 547-613sqft | $499,900 |
| 2 Bed | 685-795sqft | $584,900 |
| 3 Bed | 830-958sqft | $729,900 |
Parking and storage: Studios have no parking included (optional stall at $15,000); 1-bed and 2-bed units include 1 stall; 3-bed units include 2 stalls. Optional storage locker available at $3,000. Estimated strata fees: $0.43/sqft/month.
Deposit Structure
Azure Grove requires a 15% total deposit paid across five tranches:
- $10,000 on signing
- Balance to 5% within 30 days of signing
- 2.5% at 6 months
- 2.5% at 10 months
- 5% at 18 months
On a $414,900 one-bedroom that works out to roughly $10,000 at signing, balance to ~$10,745 within 30 days, then $10,373 at 6 months, $10,373 at 10 months, and $20,745 at 18 months. Completion estimated Late 2027. Confirm current terms with ML Emporio Properties before writing an offer.
Run the Numbers on Azure Grove
Estimate your monthly payment before you commit. Plug in a price from the table above and see what it looks like at today's rates.
Mortgage CalculatorAmenities
Azure Grove includes 9,000+ sq ft of indoor and outdoor amenity space across two 6-storey buildings with 276 total units.
Indoor: fitness centre with yoga studio, social lounge with kitchen and dining area, business centre with private office pods, game lounge (foosball and arcade), and a children's play area. Building technology includes secure underground parking (400 stalls) and 312 secure bike storage spaces.
Outdoor: three rooftop patios with landscaping and seating, and a central landscaped courtyard.
Interior finishes: buyers choose between two designer colour schemes (Sun for a lighter palette, Shade for a darker palette). Standard finishes include wide-plank laminate flooring, quartz countertops, soft-close cabinetry with under-cabinet task lighting, Samsung stainless steel appliances (French door fridge, slide-in electric range, dishwasher), and frameless shower enclosures.
Who Should Buy at Azure Grove
Good Fit
- Buyers researching the Willoughby condo market who want comparable project benchmarks
- Investors who purchased and want to understand the project details before assignment or resale
- First-time buyers comparing Azure Grove to nearby active projects like Solana or Vera
Not a Good Fit
- Active buyers seeking a presale unit to reserve -- this project is sold out
- Buyers needing immediate occupancy -- Late 2027 completion timeline
Azure Grove vs Alternatives
| Azure Grove | Solana | Vera | |
|---|---|---|---|
| Starting Price | $299,900 | $350K + GST | $459,000 + GST |
| Deposit | 15% | 10% (5% via Equity Edge) | 15% (3 tranches) |
| Location | Langley | Langley | Langley |
| Completion | 2028 | 2026 | 2028 |
| Developer | ML Emporio Properties | Zenterra | Anxin Group |
| Type | Condos | Condos | Condos |
Considering Azure Grove or Another Langley New Home?
Bring the current price sheet and exact address. We can compare the contract, closing costs, ownership structure and nearby alternatives.
What the Developer Won't Put on the Brochure
1. Presale Construction Risk
Completion dates can shift. Market conditions, labour challenges, and material delays may extend timelines beyond 2028. Budget for holding costs if your move-in plans change.
2. Condo Fee and Strata Unknowns
Final strata fees, property tax assessments, and condo costs are not locked in presale. These can surprise buyers and impact long-term affordability.
3. Limited Customization
Presale condos offer standard finishes and limited design options. Significant upgrades carry premium costs and may not recoup at resale.
Frequently Asked Questions
When will Azure Grove be ready for occupancy? ▼
The project is targeted for completion in 2028. Presale timelines can shift due to construction or market factors. Confirm exact timeline and occupancy terms with your legal advisor and the developer before purchase.
What deposit will I need to reserve a unit? ▼
Azure Grove requires a 15% total deposit paid across five tranches: $10,000 at signing, balance to 5% within 30 days of signing, 2.5% at 6 months, 2.5% at 10 months, and 5% at 18 months. See the Deposit section above for the full schedule.
Can I sell my Azure Grove presale unit before completion? ▼
Presale assignments are possible in most BC projects, subject to developer approval and market conditions. Resale value depends on price appreciation, market demand at time of sale, and any developer restrictions outlined in your contract.
Featured Guides
- Pre-Sale vs Resale in LangleySide-by-side cost math on condos and townhomes.
- Deposit GuideHow BC pre-sale deposits work, including Equity Edge.
- GST Rebate GuideWhen GST applies to buying & if you can get it back.
- Pre-Sale WatchlistFree email updates on every Fraser Valley pre-sale launch.
Related Reading
Alex Dunbar Personal Real Estate Corporation
REAL Broker BC Ltd. | Living in the Lower Mainland
I help buyers compare Langley new homes against each other and against resale alternatives. If you are weighing Azure Grove against Solana, Vera, Eden, I'll give you honest numbers and a clear decision framework.
Sources & Further Reading
Sources: Developer marketing materials and applicable public agency guidance
Accuracy and changes
The details on this page were accurate to the best of our knowledge as of 2026-04-21. Pre-sale pricing, deposit structure, incentives, floorplans, unit sizes, availability and completion timing are set by the developer and can change at any time without notice. Where a figure is an estimate, it is identified as one.
This is an independent review. It is not the developer's marketing material, it has not been reviewed or approved by the developer, and nothing here is an offer to sell or a solicitation of an offer to buy. In British Columbia the developer's Disclosure Statement is the governing document for a pre-sale purchase and prevails over anything stated on this page. Renderings, floorplans and dimensions are the developer's representations and are subject to change.
Errors and omissions excepted.
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