Home Langley, BC Walnut Grove 21532 87a Avenue

21532 87a Ave, Langley BC - Single Family Residence for Sale - MLS# R2886508

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Listing updated: Jul 1, 2025 at 11:05am

EstateBlock checked: Sep 6, 2026 at 03:10am

Forest Hills

5 Beds

3 Baths

2308 sqft

649 $ /sqft

1989 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Jul 1, 2025 at 11:05am

EstateBlock checked: Sep 6, 2026 at 03:10am

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 0.81 km 7.9/10
Secondary
Walnut Grove Secondary School: 1.23 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 2.07 km 7.3/10
Elementary, Secondary
King's School: Above Average 2.07 km 7.3/10

Closest Transit

Bus Stop
Southbound 216 St @ 8600 Block: 0.16 km
Skytrain
West Coast Express @ Port Haney Station: 5.99 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

50 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,399,432

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.99 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

49 DOM

Listed

Walnut Grove avg

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Langley avg

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21532 87a Avenue has a sell-speed score of 50/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 6.6% above comparable active properties in Walnut Grove. 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.

Climate Risk for V1M 2E4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2E4, 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 (~5.9 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)

Lotus day spa · 322 m · Beauty Shop
Flair hair and beauty · 328 m · Beauty Shop
Grove pharmacy · 609 m · Pharmacy

Restaurants (7 nearby)

Panago · 655 m · Fast Food
Red swan pizza · 876 m · Restaurant
Chicko chicken · 884 m · Fast Food

Cafes (6 nearby)

Bagel classic cafe · 638 m · Cafe
Cortado cafe and coffee house · 684 m · Cafe
Starbucks · 762 m · Cafe

Groceries (4 nearby)

Everything keto · 333 m · Greengrocer
Save-on-foods · 770 m · Supermarket
Bc liquor store · 884 m · Beverages

Healthcare (1 nearby)

Grove pharmacy · 609 m · Healthcare

Transit (1 nearby)

Bus stop eastbound 88 ave @ walnut grove dr · 995 m · Transit

Schools NearBy

13 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 862 m
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 962 m
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.27 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.32 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 1.73 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info —	6.4 / 10	Distance 1.81 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.07 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 2.08 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.12 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.18 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.63 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.92 KM
Langley Fine Arts School	Public	Grades Served 1-12	Catchment Info —	6.9 / 10	Distance 2.96 KM

Mortgage Calculator for 21532 87a Avenue

Home Price

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Interest Rate

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Principal & Interest

Property Taxes $476

Maintenance fee 0

Financing 80% of the $1,498,000 asking price over 30 years at 4% results in approximately $6,197/month in total estimated carrying costs, $476 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

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Cash on Cash

This listing generates an estimated $4,397/month in rental income, leaving a -$1,991/month cashflow at current carrying costs. Investors targeting break-even would need roughly 48% down.

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

Estateblock Rent Estimate for 21532 87a 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.