Home Langley, BC Walnut Grove 21556 86a Crescent

21556 86a Cres, Langley BC V1M 2E3 – House for Sale – MLS® R3166911

21556 86a Crescent, Langley, British Columbia V1M 2E3

Langley Houses for Sale

47 days on the market

$1,200,000

Est. Mortgage $5,309/mo

Listing updated: Oct 19, 2026 at 09:52am

EstateBlock checked: Nov 3, 2026 at 10:45am

Forest Hills

3 Beds

3 Baths

1903 sqft

631 $ /sqft

1991 built

7.6% price reduction

Photos

Exterior photo of 21556 86a Cres, Langley, BC – MLS® R3166911

Exterior Rear Photo of 21556 86a Crescent, Langley, BC

Living Room Photo of 21556 86a Crescent, Langley, BC

Family Room Photo of 21556 86a Crescent, Langley, BC

Dining Area Photo of 21556 86a Crescent, Langley, BC

Kitchen Photo of 21556 86a Crescent, Langley, BC

Kitchen Island Photo of 21556 86a Crescent, Langley, BC

Pantry Photo of 21556 86a Crescent, Langley, BC

Breakfast Nook Photo of 21556 86a Crescent, Langley, BC

Primary Bedroom Photo of 21556 86a Crescent, Langley, BC

Primary Bathroom Photo of 21556 86a Crescent, Langley, BC

Walk-In Closet Photo of 21556 86a Crescent, Langley, BC

Bedroom 2 Photo of 21556 86a Crescent, Langley, BC

Bedroom 3 Photo of 21556 86a Crescent, Langley, BC

Bedroom 4 Photo of 21556 86a Crescent, Langley, BC

Guest Bathroom Photo of 21556 86a Crescent, Langley, BC

Powder Room Photo of 21556 86a Crescent, Langley, BC

Office / Den Photo of 21556 86a Crescent, Langley, BC

Loft / Bonus Room Photo of 21556 86a Crescent, Langley, BC

Basement Recreation Room Photo of 21556 86a Crescent, Langley, BC

Laundry Room Photo of 21556 86a Crescent, Langley, BC

Mudroom Photo of 21556 86a Crescent, Langley, BC

Entry Foyer Photo of 21556 86a Crescent, Langley, BC

Hallway Photo of 21556 86a Crescent, Langley, BC

Staircase Photo of 21556 86a Crescent, Langley, BC

Garage Interior Photo of 21556 86a Crescent, Langley, BC

Outdoor Patio Photo of 21556 86a Crescent, Langley, BC

Outdoor Deck Photo of 21556 86a Crescent, Langley, BC

Backyard Photo of 21556 86a Crescent, Langley, BC

Front Yard Photo of 21556 86a Crescent, Langley, BC

Garden / Landscaping Photo of 21556 86a Crescent, Langley, BC

Swimming Pool Photo of 21556 86a Crescent, Langley, BC

Hot Tub / Spa Photo of 21556 86a Crescent, Langley, BC

Outdoor Kitchen Photo of 21556 86a Crescent, Langley, BC

Aerial View of 21556 86a Crescent, Langley, BC

Street View Photo of 21556 86a Crescent, Langley, BC

Neighborhood Park Photo Near 21556 86a Crescent, Langley, BC

Community Amenities Photo (Clubhouse) of 21556 86a Crescent, Langley, BC

Fitness Center Photo Near 21556 86a Crescent, Langley, BC

Playground / Recreational Area Near 21556 86a Crescent, Langley, BC

Our newest listing is in the beautiful established area of Forest Hills in Walnut Grove! Situated on a corner lot on the hill giving you views of the north shore mountains! Fantastic neighbours, beautiful landscaping and a private south facing back yard with storage shed. Offering almost 2000 sq ft, this rancher with a loft has primary on the main and 2 additional bdrms up. Lots of windows make this home nice and bright! Primary boasts a walk in closet and large 4 pc ensuite. Kitchen has tons of white cabinetry, new stove and a large centre island / prep space. Well sized laundry room with newer washer and dryer and space for storage. Updates include windows, roof (40 yr) hot water tank and more! The huge patio is a great space to relax and enjoy your private, beautiful yard! Call today!

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Crawl Space
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	0
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Flooring	Mixed, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Private Yard
View Description	NORTH SHORE MOUNTAINS
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,200,000
Total Bedrooms	3
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	1903
Year Built	1991
Age Of Building	35
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Rancher/Bungalow, Rancher/Bungalow w/Loft
Stories	2
Building Name	Forest Hills
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Double, Front Access
Total Parking Spaces	4
Rental Suites	None

Lot & Land

Lot Size	6797
Lot Size Depth	Feet
Lot Size Frontage	100
MLS^® #	R3166911
Area	Langley
Neighbourhood	Walnut Grove
City	Langley
Postal Code	V1M 2E3
Gross Taxes	$5,497.6
Zoning	R-1C

Property Timeline

Status	Date	Price
R3166911 / Active	09-17-2026	$1,200,000

Rooms

Floor	Type	Dimensions
Main Level	Family Room	13'5 x 13'5 ft
Main Level	Dining Room	10'3 x 10'3 ft
Main Level	Kitchen	10'8 x 10'8 ft
Main Level	Eating Area	10'0 x 10'0 ft
Main Level	Pantry	11'8 x 11'8 ft
Main Level	Primary Bedroom	14'10 x 14'10 ft
Main Level	Walk-In Closet	5'5 x 5'5 ft
Main Level	Laundry	7'1 x 7'1 ft
Main Level	Foyer	5'5 x 5'5 ft
Above Level	Bedroom	9'8 x 9'8 ft
Above Level	Bedroom	10'2 x 10'2 ft

Bathrooms

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

Listed by: RE/MAX Treeland 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 1.81 km 7.3/10
Elementary, Secondary
King's School: Above Average 1.81 km 7.3/10

Closest Transit

Bus Stop
Westbound 86A Cres @ Telegraph Trail: 0.02 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 6.23 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

65 / 100

Overall sell-speed score

Likely within weeks

B+

Price competition grade

Avg comparable: $1,302,000

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 6.23 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

47 DOM

Listed

Walnut Grove avg

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Langley avg

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21556 86a Crescent has a sell-speed score of 65/100, placing it in the "Expected to sell within weeks" band. The listing is priced 8.5% below comparable active properties in Walnut Grove, which is a strong competitive signal. 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 likely to sell within a few weeks.

Climate Risk for V1M 2E3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2E3, 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. Nearest station: Surrey East, Surrey (~5.8 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

Shopping (8 nearby)

Lotus day spa · 548 m · Beauty Shop
Flair hair and beauty · 554 m · Beauty Shop
Grove pharmacy · 772 m · Pharmacy

Cafes (4 nearby)

Bagel classic cafe · 804 m · Cafe
Cortado cafe and coffee house · 841 m · Cafe
Starbucks · 902 m · Cafe

Groceries (2 nearby)

Everything keto · 560 m · Greengrocer
Save-on-foods · 917 m · Supermarket

Restaurants (1 nearby)

Panago · 818 m · Fast Food

Healthcare (1 nearby)

Grove pharmacy · 772 m · Healthcare

Transit (1 nearby)

Bus stop westbound 88 ave @ 22000 block · 947 m · Transit

Schools NearBy

12 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 824 m
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.18 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.19 KM
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 1.43 KM
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info —	6.4 / 10	Distance 1.77 KM
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 1.81 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 1.93 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 1.97 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 1.98 KM
Gordon Greenwood Elementary School	Public	Grades Served K-7	Catchment Info —	6.7 / 10	Distance 2.26 KM
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 2.74 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.88 KM

Walkability & Transit Near 21556 86a Crescent

Car-Dependent 49

Walk Score - Car-Dependent

Most errands require a car

Some Transit 29

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 54

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 21556 86a Crescent

2026 assessed value, sourced from City of Langley open data (PID 013-754-009).

Total Assessed Value (2026)

$1,520,000

-0.8% YoY

-0.7%/yr over 2 yr

2024 Value Trend 2026

Land

$1,215,000

Buildings

$305,000

Year Built

N/A

Class

000

Zoning

R-1C

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,215,000	$305,000	$1,520,000	-0.8%
2025	$1,224,000	$308,000	$1,532,000	-0.5%
2024	$1,211,000	$329,000	$1,540,000	—

Mortgage Calculator for 21556 86a Crescent

/month

Principal & Interest

Property Taxes $458

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $5,041/month in total housing costs on this $1,200,000 property — $4,583 mortgage payment, $458 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.

Investment Cashflow Calculator

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $3,523/month estimated rent and $5,194/month in total housing costs, this property has a -$1,671/month cashflow. Break-even down payment: approximately 50%.

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

Estateblock Rent Estimate for 21556 86a Crescent, 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.