Home Langley, BC Walnut Grove The Sycamores 130 20820 87 Avenue

130 20820 87 Ave, Langley BC - Townhouse for Sale - MLS# R2808514

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Listing updated: Jul 1, 2025 at 11:07am

EstateBlock checked: Sep 27, 2026 at 02:10pm

The Sycamores

4 Beds

4 Baths

2333 sqft

458 $ /sqft

386 $ Maint. fee

1996 built

Closed

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This property sold for

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Listing updated: Jul 1, 2025 at 11:07am

EstateBlock checked: Sep 27, 2026 at 02:10pm

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Elementary
Alex Hope Elementary School: Above Average 0.77 km 7.9/10
Secondary
Walnut Grove Secondary School: 0.66 km

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 2.79 km 7.3/10
Elementary, Secondary
King's School: Above Average 2.79 km 7.3/10

Closest Transit

Bus Stop
Southbound 208 St @ 88 Ave: 0.16 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 5.75 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 25.8%
No Certificate/Degree: Average 12.8%
Owner Occupied: Below Average 55.3%
Employment Rate: Average 58.7%

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

68 / 100

Overall sell-speed score

Likely within weeks

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Price competition grade

No comparable data

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.75 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

198 DOM

Listed

Walnut Grove avg

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Langley avg

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130 20820 87 Avenue has a sell-speed score of 68/100, placing it in the "Expected to sell within weeks" band. The listing is has limited comparable pricing data available. The local market is currently a Seller's Market with a sales-to-active ratio of 23.3% — buyers are active. With only 266 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.

Climate Risk for V1M 3W5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 3W5, 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 (BC ENV 2024). Nearest station: Surrey East, Surrey (~4.8 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 (18 nearby)

Subway · 491 m · Fast Food
Sushi asakusa · 506 m · Restaurant
K-bunsik · 556 m · Restaurant

Shopping (15 nearby)

Pharmasave · 476 m · Pharmacy
Walnut grove · 481 m · Post Office
Kascade coin laundry · 570 m · Laundry

Groceries (7 nearby)

Circle k · 494 m · Convenience
Bc liquor store · 666 m · Beverages
Save-on-foods · 718 m · Supermarket

Cafes (6 nearby)

Bubble world · 565 m · Cafe
Gourmet donuts & coffee · 566 m · Cafe
Starbucks · 703 m · Cafe

Healthcare (2 nearby)

Pharmasave · 476 m · Healthcare
Grove pharmacy · 862 m · Healthcare

Gyms (1 nearby)

Walnut grove community centre · 452 m · Gym

Transit (1 nearby)

Bus stop northbound 208 st @ 82 ave · 962 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 638 m
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 696 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info —	6.4 / 10	Distance 716 m
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.03 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.04 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.07 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.36 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 1.47 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 1.65 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.68 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.93 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.24 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.48 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.79 KM

Mortgage Calculator for 130 20820 87 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $351

Maintenance fee 386

Based on a 30-year fixed at 4% interest with 20% down ($213,600), the estimated monthly payment for this listing is $4,816/month — $4,079 principal & interest, $351 property tax, $386 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.

Listing data last synced: Jul 1, 2025

Investment Cashflow Calculator

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Maintenance Fee

Rental Income

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Break Even Down Payment 0%

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Cash on Cash

At an estimated rental income of $3,135/month, this property runs a $1,727/month shortfall after mortgage and carrying costs. Break-even requires approximately 54% down.

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

Estateblock Rent Estimate for 130 20820 87 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.