RARE OFFERING in Topham Estates! Situated on a breathtaking, gated 25,000+ sqft property, minutes to desirable Fort Langley, this luxurious residence redefines modern elegance. The grand main floor seamlessly blends soaring ceilings in the magnificent great room with an opulent primary retreat featuring a spa-inspired ensuite. Upstairs, you will find 3 generous bedrooms, including a spectacular second primary suite, while the lower level is an entertainer's dream featuring a wet bar, expansive recreation room, gym, and a legal suite. Step outside into your own private resort, complete with a swimming pool, a dynamic sports court, and a sun-drenched patio hosting a covered hot tub spa & a fire lounge. Absolute perfection, completed by a detached garage featuring a 2 bedroom carriage home.
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | Full, Finished, Exterior Entry |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Interior Features | Guest Suite, Vaulted Ceiling(s), Wet Bar |
| Fireplace | 4 |
| Heating Type | Forced Air, Natural Gas |
| Cooling | Air Conditioning |
| Laundry | In Unit |
| # of Kitchens | 4 |
| Foundation | Concrete Perimeter |
| Exterior Features | Garden, Balcony, Private Yard |
|---|---|
| Roof | Asphalt |
| Structures | Residential Detached |
| Price | $4,080,000 |
|---|---|
| Total Bedrooms | 8 |
| Total Bathrooms | 8 |
| Full Bathrooms | 7 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 7036 |
| Year Built | 2019 |
| Age Of Building | 7 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Stories | 2 |
| Building Name | Topham Estates |
| Ownership Type | Freehold NonStrata |
| Community Features | Shopping Nearby |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Public Sewer, Sanitary Sewer |
| Water (WaterSource) | Public |
| Parking Type | Detached, Garage Double, RV Access/Parking, Front Access |
| Total Parking Spaces | 10 |
| Rental Suites | Legal Suite |
| Lot Size | 25446 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 98.29 |
| MLS® # | R3139171 |
| Area | Langley |
| Neighbourhood | Fort Langley |
| City | Langley |
| Postal Code | V1M 3S7 |
| Gross Taxes | $13,683.64 |
| Zoning | RU-1 |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Foyer | 9'0 x 9'0 ft |
| Main Level | Office | 10'10 x 10'10 ft |
| Main Level | Dining Room | 14'3 x 14'3 ft |
| Main Level | Great Room | 20'6 x 20'6 ft |
| Main Level | Eating Area | 10'8 x 10'8 ft |
| Main Level | Kitchen | 10'8 x 10'8 ft |
| Main Level | Wok Kitchen | 7'1 x 7'1 ft |
| Main Level | Mud Room | 6'2 x 6'2 ft |
| Main Level | Primary Bedroom | 18'5 x 18'5 ft |
| Main Level | Walk-In Closet | 4'11 x 4'11 ft |
| Main Level | Walk-In Closet | 5'4 x 5'4 ft |
| Above Level | Primary Bedroom | 13'11 x 13'11 ft |
| Above Level | Walk-In Closet | 9'1 x 9'1 ft |
| Above Level | Bedroom | 10'10 x 10'10 ft |
| Above Level | Bedroom | 12'0 x 12'0 ft |
| Above Level | Laundry | 14'11 x 14'11 ft |
| Above Level | Loft | 11'3 x 11'3 ft |
| Below | Recreation Room | 32'7 x 32'7 ft |
| Below | Bar Room | 8'7 x 8'7 ft |
| Below | Gym | 17'10 x 17'10 ft |
| Below | Bedroom | 10'3 x 10'3 ft |
| Below | Walk-In Closet | 6'11 x 6'11 ft |
| Below | Bedroom | 10'5 x 10'5 ft |
| Below | Laundry | 5'11 x 5'11 ft |
| Below | Living Room | 13'9 x 13'9 ft |
| Below | Kitchen | 14'2 x 14'2 ft |
| Below | Dining Room | 11'3 x 11'3 ft |
| Abv Main 2 | Living Room | 14'9 x 14'9 ft |
| Abv Main 2 | Kitchen | 12'8 x 12'8 ft |
| Abv Main 2 | Bedroom | 8'11 x 8'11 ft |
| Abv Main 2 | Bedroom | 8'11 x 8'11 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #2 |
| Main Level | Yes | #5 |
| Above Level | Yes | #5 |
| Above Level | No | #4 |
| Below | No | #3 |
Listed by: Angell, Hasman & Associates Realty Ltd. & Angell, Hasman & Associates Realty Ltd.
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.
Private Schools
Closest Transit
Crime Rate
Demographics
Noise/ Power Lines
Other
2 21754 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 17.7% — conditions are balanced. With only 486 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.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 3S7, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
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.
Annual avg PM2.5 4.6 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Surrey East, Surrey (~6.4 km). Annual avg AQHI 1.8 — Low Risk.
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.
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.
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.
12 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
James Kennedy Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.21 KM
|
|
Alex Hope Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.37 KM
|
|
Walnut Grove Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.64 KM
|
|
Lynn Fripps Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance1.81 KM
|
|
West Langley Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance1.83 KM
|
|
King's School |
Independent |
Grades ServedK-12
|
Catchment Info—
|
Distance2.19 KM
|
|
Yorkson Creek Middle School |
Public |
Grades Served6-8
|
Catchment Info—
|
Distance2.32 KM
|
|
Langley Fine Arts School |
Public |
Grades Served1-12
|
Catchment Info—
|
Distance2.45 KM
|
|
Gordon Greenwood Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.49 KM
|
|
Willoughby Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.56 KM
|
|
Richard Bulpitt Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.61 KM
|
|
Fort Langley Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.69 KM
|
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $1,592,000 | $1,874,000 | $3,466,000 |
-4.6%
|
| 2025 | $1,658,000 | $1,976,000 | $3,634,000 |
-0.5%
|
| 2024 | $1,592,000 | $2,062,000 | $3,654,000 | — |
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