Home Langley, BC Walnut Grove Spencer Green 16 21138 88 Avenue

16 21138 88 Ave, Langley BC – Townhouse for Sale – MLS® R3159624

16 21138 88 Avenue, Langley, British Columbia V1M 2G7

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Listing updated: Oct 9, 2026 at 09:07am

EstateBlock checked: Oct 21, 2026 at 10:45pm

Spencer Green

3 Beds

3 Baths

1653 sqft

442 $ /sqft

619.14 $ Maint. fee

1990 built

PENDING

Photo

About the building: Spencer Green

21138 88 Avenue, Langley

Spencer Green building details

Building

Built: 1991
Homes: 97
Construction: Other, Frame - Wood
Title: Freehold Strata
Strata plan: NWS3323
Managed by: Dwell Property Management
Parking: Visitor Parking, Other, 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 Spencer Green

Sold, past year: 3

Homes for sale at Spencer Green, Langley Recent sold listings in Spencer Green, Langley

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

VERIFIED ACCOUNT REQUIRED

Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Private Schools

Elementary, Secondary
King's School: Above Average 2.49 km 7.3/10
Elementary, Secondary
King's School: Above Average 2.49 km 7.3/10

Closest Transit

Bus Stop
Westbound 88 Ave @ 210 St: 0.16 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 6.10 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: Unlikely
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

73 / 100

Overall sell-speed score

Likely within weeks

B+

Price competition grade

Avg comparable: $788,400

Seller's

Market conditions

Seller's market — high demand area

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 6.10 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How WALNUT GROVE compares

This property

56 DOM

Listed

Walnut Grove avg

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Langley avg

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16 21138 88 Avenue has a sell-speed score of 73/100, placing it in the "Expected to sell within weeks" band. The listing is priced 8% below comparable active properties in Walnut Grove, which is a strong competitive signal. 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 2G7

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2G7, 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 (~5.3 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

Shopping (10 nearby)

Kascade coin laundry · 184 m · Laundry
Wonderful nails spa · 239 m · Beauty Shop
Super vision optical · 240 m · Optician

Restaurants (9 nearby)

Freshslice pizza · 175 m · Fast Food
K-bunsik · 177 m · Restaurant
Red swan pizza · 200 m · Restaurant

Cafes (6 nearby)

Starbucks · 170 m · Cafe
Gourmet donuts & coffee · 173 m · Cafe
Otreat · 236 m · Cafe

Groceries (3 nearby)

Save-on-foods · 200 m · Supermarket
Circle k · 215 m · Convenience
Bc liquor store · 253 m · Beverages

Healthcare (2 nearby)

Pharmasave · 280 m · Healthcare
Grove pharmacy · 294 m · Healthcare

Gyms (1 nearby)

Walnut grove community centre · 429 m · Gym

Transit (1 nearby)

Bus stop southbound 216 st @ 8600 block · 970 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 439 m
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 588 m
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 685 m
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.03 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info —	6.4 / 10	Distance 1.15 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.37 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 1.45 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 1.69 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.83 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.00 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.21 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.49 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.65 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.87 KM

Walkability & Transit Near 16 21138 88 Avenue

Car-Dependent 57

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 33

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 63

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 16 21138 88 Avenue

/month

Principal & Interest

Property Taxes $226

Maintenance fee 619.14

A 20% down payment of $146,000 on this $730,000 listing yields an estimated mortgage of $2,788/month (30-year fixed, 4%). Total estimated housing cost: $3,633/month, $226 property tax, $619 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

With $2,643/month in estimated rental income against $3,693/month in mortgage payments, the monthly cashflow is -$1,050/month. A 51% down payment would reach break-even.

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

Estateblock Rent Estimate for 16 21138 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.