Home Langley, BC Walnut Grove 21055 85a Avenue

21055 85a Ave, Langley BC - Single Family Residence for Sale - MLS# R2961420

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Listing updated: Apr 30, 2025 at 01:45am

EstateBlock checked: Sep 16, 2026 at 09:20pm

Manor Park

5 Beds

3 Baths

3085 sqft

583 $ /sqft

2000 built

Closed

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This property sold for

$●●●,●●●

Listing updated: Apr 30, 2025 at 01:45am

EstateBlock checked: Sep 16, 2026 at 09:20pm

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 0.21 km 7.9/10
Secondary
Walnut Grove Secondary School: 0.83 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 2.27 km 7.3/10
Elementary, Secondary
King's School: Above Average 2.27 km 7.3/10

Closest Transit

Bus Stop
Eastbound 88 Ave @ Walnut Grove Dr: 0.43 km
Skytrain
Skytrain @ Willowbrook Station ( Under Construction till 2029): 5.83 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

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 — 5.83 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

89 DOM

Listed

Walnut Grove avg

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Langley avg

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21055 85a 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 2L4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2L4, 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 (~5.1 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 · 470 m · Laundry
Tt nails · 511 m · Beauty Shop
Pharmasave · 524 m · Pharmacy

Restaurants (9 nearby)

Freshslice pizza · 459 m · Fast Food
K-bunsik · 460 m · Restaurant
Red swan pizza · 498 m · Restaurant

Cafes (6 nearby)

Gourmet donuts & coffee · 459 m · Cafe
Starbucks · 460 m · Cafe
Cortado cafe and coffee house · 513 m · Cafe

Groceries (3 nearby)

Circle k · 470 m · Convenience
Save-on-foods · 492 m · Supermarket
Bc liquor store · 552 m · Beverages

Healthcare (2 nearby)

Pharmasave · 524 m · Healthcare
Grove pharmacy · 532 m · Healthcare

Gyms (1 nearby)

Walnut grove community centre · 650 m · Gym

Transit (1 nearby)

Bus stop southbound 216 st @ 8600 block · 997 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 152 m
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 732 m
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 842 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info —	6.4 / 10	Distance 955 m
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 980 m
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 1.41 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 1.53 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.70 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 1.75 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.94 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.06 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.27 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.41 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.62 KM

Mortgage Calculator for 21055 85a Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $610

Maintenance fee 0

A 20% down payment of $359,600 on this $1,798,000 listing yields an estimated mortgage of $6,867/month (30-year fixed, 4%). Total estimated housing cost: $7,477/month, $610 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: Apr 30, 2025

Investment Cashflow Calculator

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Rental Income

Vacancy Rate

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Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $4,574/month in estimated rental income against $7,664/month in mortgage payments, the monthly cashflow is -$3,090/month. A 56% 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 21055 85a 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.