New Azure Grove Condos Langley: Pre-Sale Overview & Honest Review

By Alex Dunbar, REALTOR · REAL Broker BC Ltd. · Updated April 2026

Azure Grove is a 273-home condo community by ML Emporio Properties at 20117 84 Avenue in Langley, designed by Wilson Chang Architect. The project is laid out as two boutique 6-storey buildings with a wide floor plan mix from 317 sqft studios up to 958 sqft three-bedrooms, and pricing sits at the lower end of the active Langley pre-sale range. 2027 completion. Deposits run 15% staged over 18 months, which is more gradual than most Langley competitors and useful for buyers who want a longer on-ramp.

Quick context before we dig in:

• Architecture is the headline. Wilson Chang Architect's West Coast modern design with a "luscious greenway" positioning is more distinctive than most condo pre-sales in Langley. The two-building boutique format reads more like East Vancouver low-rise than a standard Willoughby project.
• Entry pricing sits at the lower end. A 317 sqft studio starting at $299,900 is among the most accessible new-construction prices in active Langley condo inventory, which makes Azure Grove a serious option for first-time buyers or investors watching the entry tier.
• The 15% deposit is above the Langley norm. Most competitors run 10% total. Azure Grove's 15% over 18 months means more capital tied up during construction but with a more gradual on-ramp than a concentrated 12-month schedule.
• Nine-plan mix. Studios through 3-bedroom + den, including garden homes on the ground floor with elevated patios. Useful if you want a condo that can flex across buyer profiles.

What Is Azure Grove?

Azure Grove is a 273-home low-rise condo community sitting on the north edge of the active 84 Avenue corridor in Langley, adjacent to the broader Willoughby build-out. The project is split into two boutique 6-storey buildings arranged around a landscaped private courtyard, with a greenway integrated into the site plan. It markets itself as "urban meets nature," and the architecture and amenity mix genuinely support that positioning.

Buyers get a project with more design signature than most Langley condo pre-sales (Wilson Chang Architect's West Coast modern vocabulary), a more gradual deposit schedule, and a nine-plan floor plan mix that stretches from 317 sqft urban studios to 958 sqft three-bedroom units.

Who Is the Developer?

ML Emporio Properties is a BC-based developer with an active residential portfolio. Azure Grove is one of their higher-profile low-rise condo projects, and it is backed by an in-house home care team plus a Conasys App integration for homeowner service requests after completion.

Architecture is by Wilson Chang Architect, which is the piece of the team to pay attention to. The firm is known for clean West Coast modern work, and Azure Grove's two-building arrangement, window proportions, and courtyard integration show it. On a visual level this is one of the more design-forward Langley condo pre-sales in the current market.

Pricing

Published plan-level entry points (confirm current release status with me before committing):

GST applies on top. The Studio at $299,900 and 1 Bed at $414,900 both sit within the partial GST rebate range (full rebate caps at $350,000, partial at $450,000), so first-time buyers can capture some rebate benefit on entry-tier plans. Larger plans are above the rebate ceiling and carry the full 5% GST.

Property Transfer Tax (PTT): the Studio and 1 Bed plans both fall under the $500,000 first-time buyer full exemption threshold, and everything up to $835,000 qualifies for the partial exemption. That is a real tax savings for first-time buyers that stacks on top of the lower base price.

Promotional credits: Azure Grove's published launch materials offered owner's credits ranging from $2,000 (Studio) up to $10,000 (3 Bed + Den), plus first-50-home incentives including free A/C (a $10,000 value) and 0% assignment fees. These were tied to the initial release; confirm with me which incentives are still available on the remaining inventory before treating them as live.

Deposit Structure

15% total over 18 months, payable to Farris LLP in trust:

• On signing: $10,000 initial
• Within 30 days of vendor acceptance: 5% of purchase price (less the $10,000 initial)
• Within 180 days (6 months): 2.5%
• Within 300 days (10 months): 2.5%
• Within 540 days (18 months): final 5%
• Total: 15%

Why the 15% matters: most Fraser Valley condo pre-sales (Eden, Solana, The Commons, Jericho Park) run 10% staged over roughly 6 months. Azure Grove's 15% over 18 months means more capital locked during construction, but a longer timeline to assemble it. That can be a feature for buyers who need breathing room, or a drag for buyers who would rather pay less up front. Run the cash-flow math before you commit.

Parking & Storage

• Parking included: 1 stall for 1-Bedroom through 2-Bedroom + Den plans; 2 stalls for 3-Bedroom and 3-Bedroom + Den plans
• Bike stall included on every home
• Additional parking: $15,000 per stall
• Storage locker: $7,500 upgrade
• Studio: the 317 sqft Studio does not include parking in base price; budget for this separately

Building Layout: Floor Plates

Azure Grove is built across two boutique 6-storey buildings: the Azure building and the Grove building. Below are the typical floor plates for Levels 2 to 4 in each building, showing the unit arrangement, vertical circulation, and where the larger plans sit relative to the smaller. Click either image to open the full-resolution version in a new tab.

Reach out to me for the full unit-level floor plans (each individual home type as a separate document) so you can see exact dimensions, balcony placement, and storage footprint for whichever plans you are weighing.

Finishes & Specifications

Two designer palettes: choose Sun (light) or Shade (dark) at contract stage.

Interiors:

• Open concept living and dining
• Contemporary wide-plank laminate flooring throughout
• Balconies designed to maximize North Shore mountain views
• Ground-floor garden homes include private elevated patio
• Individual heating controls; optional A/C upgrade
• Roller shades on double-glazed windows
• Built-in closet organizers in bedrooms
• Convenient wall outlets in all bedrooms

Kitchens:

• Most homes have a spacious peninsula kitchen with generous counter space
• Full-height custom cabinetry with under-cabinet LED lighting and soft-close drawers
• Full slab quartz backsplash and countertops
• Stainless steel appliance package: Samsung 33" French door fridge, Samsung 30" slide-in electric range with self-cleaning oven, Porter & Charles 30" hood fan, Samsung 24" dishwasher (Panasonic microwave in Studios and select Jr. 2 Bed plans)
• Large undermount stainless steel sink
• Designer matte-black faucet with pull-out spray
• Sleek LED pot lights

Bathrooms:

• Sleek framed vanity mirror
• Modern flat-panel cabinets with soft-close drawers
• Designer matte-black faucets and accessories
• Large-format contemporary wall and floor tile
• Quiet-close dual-flush toilet
• Luxurious soaker tub for a spa feel
• Frameless glass with swing door for walk-in showers

Amenities

Over 9,000 square feet of indoor + outdoor amenities across the two buildings:

• Exclusive social lounge: fully equipped with kitchen, dining room, and lounge seating for entertaining
• Business centre: private office suites plus individual desks for work-from-home. Unusual amenity at this price point.
• Fitness centre + studio space with wall-to-wall mirrors for yoga, stretch, and dance
• Family space: children's play areas and craft tables
• Game lounge: foosball, TVs, arcade games
• Three landscaped rooftop patios for star-gazing and BBQ entertainment
• Private courtyard landscaped between the two buildings
• Dedicated mail and parcel area for secure delivery retrieval

Building-wide:

• Secure residential underground parking
• Enterphones in lobbies and parkade entrances with FOB access control
• FOB-controlled lobby, parkade, and floor entry access
• Wi-Fi in amenity rooms and common areas
• Hardwired smoke detectors and concealed fire sprinklers
• Accessible bike storage room
• Recycling and garbage disposal room
• Pacific Home Warranty 2/5/10 coverage
• Conasys App for homeowner service requests post-completion

Location & Neighbourhood

Azure Grove sits at 20117 84 Avenue in Langley, close to the 200 Street corridor and the broader Willoughby retail belt. The neighbourhood positioning is "urban meets nature": close enough to daily conveniences to be walkable to some, but set on a quieter stretch with greenway integration rather than directly on a busy collector road.

Transit

Short drive to Carvolth Bus Exchange, which is a major Langley transit hub and the park-and-ride connection to bus service into Surrey, Burnaby, and Vancouver. The future Surrey-Langley SkyTrain extension runs along Fraser Highway with stations planned near Carvolth, so Azure Grove's transit profile is expected to improve materially once rail service arrives.

Education

• Yorkson Creek Middle School
• R.E. Mountain Secondary
• Willoughby Elementary / Donna Gabriel Robins Elementary
• Kwantlen Polytechnic University Langley

Parks & Recreation

• Yorkson Community Park
• Willoughby Community Park
• Walnut Grove Community Park & Community Centre
• Langley Events Centre (short drive)
• The Redwoods Golf Course

Shopping & Dining

• Willoughby Town Centre
• Willowbrook Shopping Centre
• Craft breweries and cafés along the local 200 Street corridor
• Grocery: Fresh St. Market, Costco, Independent Grocer all within a few minutes drive

Completion Timeline

Target: 2027 move-in.

Plan for slip: Fraser Valley pre-sale completions have been running 6 to 18 months behind target. A prudent planning range for Azure Grove is late 2027 at the optimistic end through mid-2028 if the project slips. Build that cushion into your financing, rate holds, and any sale-of-home contingencies.

Azure Grove vs Langley Condo Alternatives

Practical takeaway: Azure Grove has the lowest entry price in active Langley condo pre-sales (on the 317 sqft Studio). Eden's Urban 1 Bed runs $80,000 higher at 434 sqft, and Jericho Park and Solana both start in the $400,000 to $500,000s. Trade-offs with Azure Grove are the 15% deposit (higher than the 10% Willoughby norm) and the Studio not including parking, but the design signature from Wilson Chang and the boutique two-building format are genuinely distinctive.

Good Fit For

• First-time buyers at the entry price tier. $299,900 Studio and $414,900 1 Bed both capture partial GST rebate, sit within first-time buyer PTT exemption range, and are lower than most active Langley condo pre-sales.
• Design-conscious buyers. Wilson Chang Architect's work gives Azure Grove more visual signature than most of the Langley competition. If the look of the building matters as much as the floor plan, this is an upgrade.
• Buyers who want a gradual deposit. 15% over 18 months is a longer runway than 10% over 6 months. If cash flow during construction is tight, the Azure Grove schedule is easier to carry.
• Work-from-home condo buyers. The business centre with private office suites is unusual for this price point and worth real money if you do not already have a dedicated home office space.

Not the Best Fit For

• Buyers who want parking on a Studio. The 317 sqft Studio does not include a parking stall in base price. Budget $15,000 if you need one, or reconsider the plan if you do not.
• Buyers who want a lower total deposit. 15% is above the Langley norm. If you want to keep more cash free during construction, Eden, Jericho Park, Solana, or The Commons at 10% are worth considering.
• Buyers prioritizing a walkable retail-at-grade stack. Azure Grove is more residential than mixed-use. Jericho Park's 32,000 sqft ground-floor retail gives a different everyday convenience profile.
• Buyers who need to move in within 12 months. 2027 completion with realistic slip puts keys 12 to 20 months away. The Commons is a better option if timing is tight.

Risks & Trade-offs

1. Inventory and pricing fluctuation. Azure Grove has moved through its initial release waves. Current availability, plan mix, and promotional credits shift as units sell. Confirm with me before committing to a specific plan.

2. 15% deposit locks more capital. Compared to 10% Langley norms, you have an extra 5% of purchase price committed through construction. On a $500,000 unit, that is an extra $25,000 that could otherwise sit in your account earning interest or be deployed elsewhere.

3. Studio unit size trade-off. 317 sqft is genuinely small. It works well as an investment unit or a single-occupant entry home, but will not suit buyers who need real living space. Walk through the plan before committing.

4. GST on most plans. The partial GST rebate caps at $450,000 total price. Only the Studio and 1 Bed plans capture any rebate benefit. Everything above that line carries the full 5% GST cost.

5. Completion slip. 2027 is the target. Pre-sales regularly slip 6 to 18 months. Structure your financing and contingencies around that range.

FAQ

What is the starting price at Azure Grove?

Published entry pricing starts at $299,900 for a 317 sqft Studio. 1-bedroom plans start at $414,900. Current release status and specific remaining inventory should be confirmed with me before treating any number as live.

When does Azure Grove complete?

Target is 2027 move-in. A realistic planning window accounting for Fraser Valley pre-sale slip is late 2027 through mid-2028.

How much is the deposit?

15% of purchase price, staged over 18 months: $10,000 initial on signing, 5% less initial at 30 days, 2.5% at 180 days, 2.5% at 300 days, final 5% at 540 days. Payable to Farris LLP in trust.

Is parking included?

Yes, on 1-Bedroom through 2-Bedroom + Den plans (1 stall included). 3-Bedroom and 3-Bedroom + Den plans include 2 stalls. Studios do not include parking; a stall can be added for $15,000.

Who is the architect?

Wilson Chang Architect. Their West Coast modern vocabulary is one of the defining features of Azure Grove, and it shows in the two-building boutique arrangement and window detailing.

What are the colour scheme options?

Two nature-inspired designer schemes: Sun (light) or Shade (dark). You select one per unit at contract stage.

How does Azure Grove compare to Eden or Jericho Park?

Azure Grove has the lowest entry price (on the 317 sqft Studio) but the highest deposit (15% vs 10%). Eden leads on included features ($40,000+ baked in at base price). Jericho Park leads on ground-floor retail and smart-building tech. All three are worth comparing side by side; let me help with that before you visit any sales centre.

Who should I talk to about representation?

Call or text Alex Dunbar at 604-314-5418 before you decide on a plan. As your buyer's agent, I can pull current availability, help you pick between Azure Grove and the other active Langley pre-sales, and walk you through the disclosure statement before you sign.

The Bottom Line

Azure Grove is a design-forward boutique condo community with the lowest starting price in active Langley pre-sales (a 317 sqft Studio at $299,900), a wider-than-usual nine-plan floor plan mix, and an architect (Wilson Chang) whose signature shows up in the two-building layout and landscape integration. Pricing scales cleanly through 3-bedroom + den at $754,900, and the 9,000+ sqft amenity program including a business centre is unusual at this price point.

The main trade-offs are a 15% deposit over 18 months (higher than the 10% Langley norm), no base-price parking on the entry Studio, and a 2027 completion timeline with realistic slip risk. For first-time buyers targeting the entry tier or design-conscious buyers who want more architectural signature than the typical Willoughby condo, Azure Grove is a serious contender.

Before you commit, have a conversation with me. I can confirm current availability, help you pick between Azure Grove and competing Willoughby options, and pressure-test the pricing and deposit structure against your specific situation.

Explore More Langley Pre-Sales

Related Pages

• Best Pre-Sales in Langley 2026
• Eden Langley Pre-Sale Review
• Jericho Park Langley Pre-Sale Review
• Solana Langley Pre-Sale Review
• Pre-Sale vs Resale in Langley: Which Is Better?

Talk to a REALTOR

Thinking about Azure Grove or weighing it against Eden, Jericho Park, or Solana? Call or text Alex Dunbar at 604-314-5418 or email alex@realestatehelp.com. I work with Fraser Valley pre-sale buyers every week, and I can help you pressure-test pricing, deposit structure, and the buy vs wait decision before you sign anything.

Pricing, availability, and timelines are based on publicly available ML Emporio Properties marketing for Azure Grove. Current pricing, unit inventory, incentives, and completion dates are subject to change without notice and should be confirmed with your REALTOR before making a purchase decision.