Home Langley, BC Walnut Grove 20521 89b Avenue

20521 89b Ave, Langley BC - Single Family Residence for Sale - MLS# R2816931

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Listing updated: Jul 1, 2025 at 11:04am

EstateBlock checked: Sep 21, 2026 at 04:40pm

Forest Creek - Walnut Grove

3 Beds

3 Baths

2417 sqft

682 $ /sqft

1995 built

Closed

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This property sold for

$●●●,●●●

Listing updated: Jul 1, 2025 at 11:04am

EstateBlock checked: Sep 21, 2026 at 04:40pm

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
Gordon Greenwood Elementary School: Average 0.23 km 6.3/10
Secondary
Walnut Grove Secondary School: 0.91 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 3.67 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.67 km 7.3/10

Closest Transit

Bus Stop
Northbound 204 St @ 90 Cres: 0.29 km
Skytrain
West Coast Express @ Maple Meadows Station: 5.69 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 (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.69 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

99 DOM

Listed

Walnut Grove avg

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Langley avg

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20521 89b 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 2P2

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2P2, 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 (28 nearby)

Ocean park pizza & steakhouse · 505 m · Restaurant
Chamnamoo korean restaurant · 522 m · Restaurant
E. m. w. - east meets west · 526 m · Restaurant

Shopping (17 nearby)

Champers walnut grove · 511 m · Beauty Shop
Rbc · 522 m · Bank
Salon de damda · 523 m · Hairdresser

Groceries (8 nearby)

George's · 528 m · Butcher
Noor asia foods · 593 m · Supermarket
Kin's farm market · 661 m · Supermarket

Cafes (4 nearby)

Cafe ricotta · 544 m · Cafe
Gratia cafe · 668 m · Cafe
Tim hortons · 722 m · Cafe

Transit (3 nearby)

Bus stop carvolth exchange bay 13 · 840 m · Transit
Bus stop carvolth exchange bay 1 (sb) · 849 m · Transit
Bus stop carvolth exchange @ bay 7 · 978 m · Transit

Healthcare (2 nearby)

Pharmasave · 620 m · Healthcare
Pharmachoice · 677 m · Healthcare

Gyms (1 nearby)

Walnut grove community centre · 897 m · Gym

Schools NearBy

14 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 234 m
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 538 m
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 862 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info —	6.4 / 10	Distance 1.33 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.38 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 1.49 KM
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.56 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.79 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.90 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 2.18 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.62 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.71 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.88 KM
Port Kells Elementary School	Public	Grades Served K-7	Catchment Info —	0	Distance 2.99 KM

Mortgage Calculator for 20521 89b Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

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Principal & Interest

Property Taxes $503

Maintenance fee 0

Financing 80% of the $1,648,000 asking price over 30 years at 4% results in approximately $6,797/month in total estimated carrying costs, $503 property tax.

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

Property Tax (Monthly)

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Rental Income

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Break Even Down Payment 0%

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Cash on Cash

This listing generates an estimated $4,192/month in rental income, leaving a -$2,776/month cashflow at current carrying costs. Investors targeting break-even would need roughly 56% down.

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

Estateblock Rent Estimate for 20521 89b 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.