Azure Grove Langley by ML Emporio Properties: Pre-Sale Condos Review (2028)

by Alex Dunbar

Azure Grove, Langley.

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 317 sq ft studios to 958 sq ft 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 99,900 and two-beds under 00,000 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. For buyers still active in the Willoughby condo market, the comparable new projects include Solana, The Commons, and Vera -- all 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 99,900. Prices shown are from the presale launch; the project is now sold out. All prices before GST.

Unit Type	Size	Launch Price
Studio	317-320 sqft	99,900
1 Bed	439-556 sqft	14,900
1 Bed + Den	547-613 sqft	99,900
2 Bed	685-795 sqft	84,900
3 Bed	830-958 sqft	29,900

Parking and storage: Studios have no parking included (optional stall at 5,000); 1-bed and 2-bed units include 1 stall; 3-bed units include 2 stalls. Optional storage locker available at ,000. Estimated strata fees: /usr/bin/bash.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.

Amenities

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 The Commons

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	The Commons
Type	Condos	Condos	Condos

Considering Azure Grove or another Langley pre-sale?

Get the Fraser Valley Pre-Sale Watchlist

Every new project, every VIP incentive, every price drop, every early-access window, before the public sees them.

Get the Watchlist

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.

GET MORE INFORMATION

Alex Dunbar

Real Estate Agent | License ID: 183266

+1(604) 314-5418