Home Langley, BC Walnut Grove Twin Lakes 102 20655 88 Avenue

102 20655 88 Ave, Langley BC - Other for Sale - MLS# R3176216

102 20655 88 Avenue, Langley, British Columbia V1M 2M5

2 days on the market

$809,000

Est. Mortgage $3,579/mo

Listing updated: Oct 17, 2026 at 10:28am

EstateBlock checked: Oct 17, 2026 at 10:30am

Twin Lakes

2 Beds

2 Baths

1510 sqft

536 $ /sqft

495 $ Maint. fee

1993 built

NEW OPEN HOUSE

Photo

This is the ONE you have been waiting for in TWIN LAKES. Secure location; overlooking greenbelt and pond. This home has been SUBSTANTIALLY RENOVATED in 2019. Brand new appliances in August 2026 with high end water filtration system. Rancher Bungalow 1510 sq ft with 2 beds / 2 baths in desirable Walnut Grove. Adult 55+ Gated, RESORT STYLE Living, Great Social Activities, Clubhouse, Exercise Room, Lovely Outdoor Pool. Friendly Neighbours! Single Car Garage with storage above, accessed by fold down ladder and extra outdoor parking for large vehicle in the driveway. Nearby Shopping, Recreation, Transit, Golf Courses, and quick access to HWY No.1. Quick possession is possible. Come view this BEAUTY, perfect for the lifestyle you DESERVE!!

Open houses

18 Oct, 2026 (11:00 AM to 02:00 PM)

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Interior Features	Vaulted Ceiling(s)
Fireplace	1
Heating Type	Hot Water, Natural Gas, Radiant
Laundry	In Unit
# of Kitchens	1
Flooring	Laminate, Tile, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Private Yard
View Description	Pond and Greenbelt
Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$809,000
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1510
Year Built	1993
Age Of Building	33
Building Type	Other
Property Type	Residential
Architecture Style	Rancher/Bungalow
Stories	1
Building Amenities	Clubhouse, Exercise Centre, Trash, Maintenance Grounds, Management, Recreation Facilities
Building Name	Twin Lakes
Ownership Type	Freehold Strata
Maintenance Fee	$495
Community Features	Adult Oriented, Gated, Shopping Nearby
Amenities Nearby	Clubhouse, Exercise Centre, Trash, Maintenance Grounds, Management, Recreation Facilities
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Single, Open, Guest, Front Access, Garage Door Opener
Total Parking Spaces	2
Strata Restrictions	Age Restrictions,Pets Allowed w/Rest.,Rentals Not Allowed,Age Restricted 55+
Pet Restrictions	Cats OK, Dogs OK, Number Limit (One), Yes With Restrictions
Rental Suites	None

Lot & Land

Lot Size Depth	Feet
MLS^® #	R3176216
Area	Langley
Neighbourhood	Walnut Grove
City	Langley
Postal Code	V1M 2M5
Gross Taxes	$3,200.92
Zoning	RM-1

Property Timeline

Status	Date	Price
R3176216 / Active	10-15-2026	$809,000

Rooms

Floor	Type	Dimensions
Main Level	Living Room	16' x 16' ft
Main Level	Dining Room	13' x 13' ft
Main Level	Kitchen	10'5' x 10'5' ft
Main Level	Eating Area	11'5' x 11'5' ft
Main Level	Family Room	14' x 14' ft
Main Level	Primary Bedroom	15' x 15' ft
Main Level	Walk-In Closet	8'5 x 8'5 ft
Main Level	Bedroom	13' x 13' ft
Main Level	Foyer	6'5' x 6'5' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#5
Main Level	No	#4

Listed by: Coldwell Banker Universe Realty

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

About the building: Twin Lakes

20655 88 Avenue, Walnut Grove, Langley

Twin Lakes building details

Building

Built: 1993
Homes: 73
Construction: Other, Frame - Wood
Title: Freehold Strata
Strata plan: LMS893
Managed by: Pacific Dawn
Parking: Visitor Parking, Garage: Double
Lockers: Limited
Strata fee covers: Recreation FacilityManagementGardeningGarbage PickupCaretaker

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 1
Rentals: Allowed

Market at Twin Lakes

For sale: 3
Median ask: $800K
Median $/sqft: $536
Days on market: 28
Sold, past year: 1

This home

$536/sqft, in line with the building median of $536.

Homes for sale at Twin Lakes, Langley Recent sold listings in Twin Lakes, Langley

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map & Neighbourhood

Public Schools

Elementary
Gordon Greenwood Elementary School: Average 0.55 km 6.7/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary, Secondary
King's School: Above Average 3.32 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.32 km 7.3/10

Closest Transit

Bus Stop
Westbound 88 Ave @ 208 St: 0.29 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 5.80 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Above Average

Demographics

Post-Secondary Education: Below Average 25.7%
No Certificate/Degree: Below Average 12.2%
Owner Occupied: Average 65.1%
Employment Rate: Average 62.7%

Noise/ Power Lines

Road/Hwy Noise: Possible
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

54 / 100

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.80 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WALNUT GROVE compares

This property

2 DOM

Listed

Walnut Grove avg

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Langley avg

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102 20655 88 Avenue has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. The local market is currently a Balanced Market with a sales-to-active ratio of 16.2% — conditions are balanced. With only 425 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V1M 2M5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2M5, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 4.6 µg/m³ — meets WHO 2021 guideline. Nearest station: Surrey East, Surrey (~4.7 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - District currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~9 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30.1 °C baseline, ~32.7 °C projected. Tropical nights (>18 °C): ~0 baseline, ~1 projected.

Precipitation Increasing

Annual precipitation ~1517 mm (1981–2010 baseline), projected ~1577 mm by the 2050s. Extreme 1-day rainfall: ~52.1 mm baseline, ~57.8 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Nearby Restaurants, Cafes & Shops

Restaurants (31 nearby)

Ocean park pizza & steakhouse · 408 m · Restaurant
E. m. w. - east meets west · 416 m · Restaurant
A&w · 458 m · Fast Food

Shopping (18 nearby)

Champers walnut grove · 410 m · Beauty Shop
Salon de damda · 516 m · Hairdresser
Rbc · 529 m · Bank

Groceries (10 nearby)

George's · 553 m · Butcher
Noor asia foods · 558 m · Supermarket
Kin's farm market · 615 m · Supermarket

Cafes (5 nearby)

Cafe ricotta · 574 m · Cafe
Gratia cafe · 667 m · Cafe
Tim hortons · 731 m · Cafe

Healthcare (3 nearby)

Pharmachoice · 647 m · Healthcare
Pharmasave · 790 m · Healthcare
Pharmasave · 796 m · Healthcare

Transit (3 nearby)

Bus stop carvolth exchange bay 13 · 781 m · Transit
Bus stop carvolth exchange bay 1 (sb) · 782 m · Transit
Bus stop northbound 208 st @ 84 ave · 972 m · Transit

Gyms (1 nearby)

Walnut grove community centre · 665 m · Gym

Schools NearBy

13 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	6.7 / 10	Distance 547 m
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 711 m
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 835 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info —	6.4 / 10	Distance 996 m
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.22 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.25 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.54 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 1.56 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.63 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 1.84 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.36 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.38 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.63 KM

Walkability & Transit Near 102 20655 88 Avenue

Car-Dependent 71

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 44

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 73

Bike Score - Very Bikeable

Biking is convenient for most trips

BC Assessment Value — 102 20655 88 Avenue

2026 assessed value, sourced from City of Langley open data (PID 018-279-643).

Total Assessed Value (2026)

$885,000

+5.0% YoY

+2.3%/yr over 2 yr

2024 Value Trend 2026

Land

$680,000

Buildings

$205,000

Year Built

N/A

Class

039

Zoning

RM-1

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$680,000	$205,000	$885,000	+5.0%
2025	$648,000	$195,000	$843,000	-0.2%
2024	$650,000	$195,000	$845,000	—

Mortgage Calculator for 102 20655 88 Avenue

/month

Principal & Interest

Property Taxes $267

Maintenance fee 495

Financing 80% of the $809,000 asking price over 30 years at 4% results in approximately $3,852/month in total estimated carrying costs, $267 property tax, $495 maintenance fee.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

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Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $2,849/month in rental income, leaving a -$1,054/month cashflow at current carrying costs. Investors targeting break-even would need roughly 48% down.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 102 20655 88 Avenue, Langley

Buy Vs Rent Calculator

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Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.