Home Langley, BC Walnut Grove 16 21138 88 Avenue

16 21138 88 Ave, Langley BC - Townhouse for Sale - MLS# R3159624

3 days on the market

$730,000

Est. Mortgage $3,230/mo

Listing updated: Aug 28, 2026 at 11:24am

EstateBlock checked: Aug 29, 2026 at 11:45pm

Spencer Green

3 Beds

3 Baths

1653 sqft

442 $ /sqft

619.14 $ Maint. fee

1990 built

NEW

3 days on the market

$730,000

Est. $3,230/mo with 20% down

Listing updated: Aug 28, 2026 at 11:24am

EstateBlock checked: Aug 29, 2026 at 11:45pm

Photos

Exterior Front Photo of 16 21138 88 Avenue, Langley, BC

Exterior Rear Photo of 16 21138 88 Avenue, Langley, BC

Living Room Photo of 16 21138 88 Avenue, Langley, BC

Family Room Photo of 16 21138 88 Avenue, Langley, BC

Dining Area Photo of 16 21138 88 Avenue, Langley, BC

Kitchen Photo of 16 21138 88 Avenue, Langley, BC

Kitchen Island Photo of 16 21138 88 Avenue, Langley, BC

Pantry Photo of 16 21138 88 Avenue, Langley, BC

Breakfast Nook Photo of 16 21138 88 Avenue, Langley, BC

Primary Bedroom Photo of 16 21138 88 Avenue, Langley, BC

New flooring and new paint, fresh and ready to move in. Spacious, three bedroom Walnut Grove 55+ townhouse. This large home offers a bright living space with new flooring, large windows, soaring ceilings, and sliding door leading to a private, newly fenced yard. For ease, the primary bedroom, walk in closet, and ensuite are located on the main floor. Also on the main, a double garage, laundry, powder room for guests, and bright kitchen where the side door leads to the private garden. Upstairs are two bedrooms for family and guests. Amenities at the club house include a pool designed for recreation and lengths, large patio, hot tub, putting green, and gathering space. Beautifully maintained. Gas fireplace and water, recreation included in strata. Pets allowed, one dog under 16" or one cat.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Interior Features	Central Vacuum
Fireplace	1
Heating Type	Electric, Natural Gas
Laundry	In Unit
# of Kitchens	1
Flooring	Tile, Vinyl, Carpet
Foundation	Slab

Exterior Features

Exterior Features	Private Yard
Roof	Asphalt
Structures	Residential Attached

Building Details

Price	$730,000
Total Bedrooms	3
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	1653
Year Built	1990
Age Of Building	36
Building Type	Townhouse
Property Type	Residential
Stories	2
Building Amenities	Clubhouse, Exercise Centre, Recreation Facilities, Caretaker, Trash, Maintenance Grounds, Management, Snow Removal
Building Name	Spencer Green
Ownership Type	Freehold Strata
Maintenance Fee	$619.14
Community Features	Independent living, Adult Oriented, Gated
Amenities Nearby	Clubhouse, Exercise Centre, Recreation Facilities, Caretaker, Trash, Maintenance Grounds, Management, Snow Removal
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Guest, Front Access, Asphalt, Garage Door Opener
Total Parking Spaces	2
Strata Restrictions	Age Restrictions,Pets Allowed w/Rest.,Age Restricted 55+
Pet Restrictions	Cats OK, Dogs OK, Number Limit (One), Yes With Restrictions
Rental Restrictions	0
Units In Development	96

Lot & Land

MLS^® #	R3159624
Area	Langley
Neighbourhood	Walnut Grove
City	Langley
Postal Code	V1M 2G7
Gross Taxes	$2,712.78
Zoning	R

Property Timeline

Status	Date	Price
R3159624 / Active	08-27-2026	$730,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	11'2 x 11'2 ft
Main Level	Eating Area	11'10 x 11'10 ft
Main Level	Living Room	15'0 x 15'0 ft
Main Level	Dining Room	17'0 x 17'0 ft
Main Level	Primary Bedroom	13'0 x 13'0 ft
Main Level	Walk-In Closet	7'1 x 7'1 ft
Main Level	Foyer	5'10 x 5'10 ft
Above Level	Bedroom	13'0 x 13'0 ft
Above Level	Bedroom	9'8 x 9'8 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#4
Main Level	No	#2
Above Level	No	#4

Listed by: Dexter 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.

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

70 / 100

Overall sell-speed score

Likely within weeks

B+

Price competition grade

Avg comparable: $780,370

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

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

3 DOM

Listed

Walnut Grove avg

—

Langley avg

—

16 21138 88 Avenue has a sell-speed score of 70/100, placing it in the "Expected to sell within weeks" band. The listing is priced 6.9% 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 30.8% — buyers are active. With only 299 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 (BC ENV 2024). 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 · 185 m · Laundry
Wonderful nails spa · 240 m · Beauty Shop
Super vision optical · 241 m · Optician

Restaurants (9 nearby)

Freshslice pizza · 176 m · Fast Food
K-bunsik · 178 m · Restaurant
Red swan pizza · 201 m · Restaurant

Cafes (6 nearby)

Starbucks · 171 m · Cafe
Gourmet donuts & coffee · 174 m · Cafe
Otreat · 237 m · Cafe

Groceries (3 nearby)

Save-on-foods · 201 m · Supermarket
Circle k · 216 m · Convenience
Bc liquor store · 254 m · Beverages

Healthcare (2 nearby)

Pharmasave · 281 m · Healthcare
Grove pharmacy · 295 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 60

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 16 21138 88 Avenue

2026 assessed value, sourced from City of Langley open data (PID 017-454-310).

Total Assessed Value (2026)

$850,000

+4.9% YoY

-2.1%/yr over 2 yr

2024 Value Trend 2026

Land

$687,000

Buildings

$163,000

Year Built

N/A

Class

039

Zoning

RM-1

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$687,000	$163,000	$850,000	+4.9%
2025	$655,000	$155,000	$810,000	-8.7%
2024	$717,000	$170,000	$887,000	—

Mortgage Calculator for 16 21138 88 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/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.

Listing data last synced: Aug 28, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

Down Payment

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/month

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.