Home Langley, BC Fort Langley 22853 Sailes Avenue

22853 Sailes Ave, Langley BC - Single Family Residence for Sale - MLS# R3164264

2 days on the market

$1,749,500

Est. Mortgage $7,740/mo

Listing updated: Sep 11, 2026 at 06:38pm

EstateBlock checked: Sep 11, 2026 at 08:25pm

4 Beds

2 Baths

2040 sqft

858 $ /sqft

1980 built

NEW

2 days on the market

$1,749,500

Est. $7,740/mo with 20% down

Listing updated: Sep 11, 2026 at 06:38pm

EstateBlock checked: Sep 11, 2026 at 08:25pm

Photos

Exterior Front Photo of 22853 Sailes Avenue, Langley, BC

Exterior Rear Photo of 22853 Sailes Avenue, Langley, BC

Living Room Photo of 22853 Sailes Avenue, Langley, BC

Family Room Photo of 22853 Sailes Avenue, Langley, BC

Dining Area Photo of 22853 Sailes Avenue, Langley, BC

Kitchen Photo of 22853 Sailes Avenue, Langley, BC

Kitchen Island Photo of 22853 Sailes Avenue, Langley, BC

Pantry Photo of 22853 Sailes Avenue, Langley, BC

Breakfast Nook Photo of 22853 Sailes Avenue, Langley, BC

Primary Bedroom Photo of 22853 Sailes Avenue, Langley, BC

FORT LANGLEY RANCHER on a quiet, one-block street! This 4-bedroom, 2-bathroom home offers 2,040 sq. ft. of comfortable single-level living on an approximately 11,192 sq. ft. lot. The large kitchen opens to a welcoming family room, while a separate living room provides added flexibility for everyday life and entertaining. Outside, the fenced backyard, patio and generous lot offer plenty of room to play, garden and gather. Langley Fine Arts School is just a short walk away, close enough for kids to come home for lunch! Enjoy a rare combination of space and village convenience, with schools, cafés, trails, parks and shops within walking distance, plus easy freeway access. It is the kind of property that gives you room to grow while keeping the Fort Langley lifestyle close at hand.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	2
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Flooring	Wall/Wall/Mixed, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Private Yard
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,749,500
Total Bedrooms	4
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	2040
Year Built	1980
Age Of Building	46
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Rancher/Bungalow
Stories	1
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Septic Tank
Water (WaterSource)	Public
Parking Type	Garage Double, Open, Front Access
Total Parking Spaces	4
Rental Suites	None

Lot & Land

Lot Size	11192
Lot Size Depth	Feet
Lot Size Frontage	66.25
MLS^® #	R3164264
Area	Langley
Neighbourhood	Fort Langley
City	Langley
Postal Code	V1M 2S1
Gross Taxes	$6,456
Zoning	RE-1

Property Timeline

Status	Date	Price
R3164264 / Active	09-10-2026	$1,749,500

Rooms

Floor	Type	Dimensions
Main Level	Living Room	19'0 x 19'0 ft
Main Level	Family Room	11'6 x 11'6 ft
Main Level	Kitchen	18'11 x 18'11 ft
Main Level	Dining Room	7'6 x 7'6 ft
Main Level	Primary Bedroom	12'1 x 12'1 ft
Main Level	Bedroom	11'4 x 11'4 ft
Main Level	Bedroom	10'11 x 10'11 ft
Main Level	Bedroom	12'11 x 12'11 ft
Main Level	Laundry	8'4 x 8'4 ft
Main Level	Foyer	9'4 x 9'4 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#3
Main Level	No	#4

Listed by: Macdonald Realty & Macdonald 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 3.91 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.91 km 7.3/10

Closest Transit

Bus Stop
Southbound Trattle St @ 96 Ave: 0.19 km
Skytrain
West Coast Express @ Port Haney Station: 4.71 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Above Average

Demographics

Post-Secondary Education: Average 29.9%
No Certificate/Degree: Below Average 8.9%
Owner Occupied: Below Average 58.2%
Employment Rate: Below Average 53.1%

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

36 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $1,200,157

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 4.71 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How FORT LANGLEY compares

This property

2 DOM

Listed

Fort Langley avg

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Langley avg

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22853 Sailes Avenue has a sell-speed score of 36/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 31.4% above comparable active properties in Fort Langley. 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 could take longer than the area average to sell.

Climate Risk for V1M 2S1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2S1, 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 4.1 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Langley Central, Langley (~8.6 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 (17 nearby)

Pharmasave · 631 m · Pharmacy
The core store · 721 m · Clothes
Natures compounding pharmacy · 732 m · Pharmacy

Restaurants (10 nearby)

Vy's pho · 663 m · Restaurant
Subway · 672 m · Fast Food
Iron chief · 760 m · Restaurant

Groceries (6 nearby)

Simply local · 777 m · Greengrocer
Fort bakery · 802 m · Bakery
Bj's grocery · 822 m · Convenience

Cafes (5 nearby)

Grounds & greens cafe · 791 m · Cafe
Wendel's bookstore & cafe · 832 m · Cafe
Blacksmith bakery · 952 m · Cafe

Healthcare (3 nearby)

Pharmasave · 631 m · Healthcare
Natures compounding pharmacy · 732 m · Healthcare
Pure integrative pharmacy - fort langley · 812 m · Healthcare

Transit (1 nearby)

Bus stop westbound 88 ave @ wright st · 976 m · Transit

Schools NearBy

3 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Langley Fine Arts School	Public	Grades Served 1-12	Catchment Info —	6.9 / 10	Distance 462 m
Fort Langley Elementary	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 947 m
Albion Elementary School	Public	Grades Served K-7	Catchment Info —	5.1 / 10	Distance 2.79 KM

Walkability & Transit Near 22853 Sailes Avenue

Car-Dependent 58

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 28

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 65

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 22853 Sailes Avenue

2026 assessed value, sourced from City of Langley open data (PID 001-702-904).

Total Assessed Value (2026)

$1,785,000

+3.7% YoY

+0.9%/yr over 2 yr

2024 Value Trend 2026

Land

$1,675,000

Buildings

$110,000

Year Built

N/A

Class

000

Zoning

R-1E

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,675,000	$110,000	$1,785,000	+3.7%
2025	$1,591,000	$131,000	$1,722,000	-1.9%
2024	$1,613,000	$142,000	$1,755,000	—

Mortgage Calculator for 22853 Sailes Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $538

Maintenance fee 0

Financing 80% of the $1,749,500 asking price over 30 years at 4% results in approximately $7,220/month in total estimated carrying costs, $538 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: Sep 11, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

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/month

Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $4,451/month in rental income, leaving a -$2,951/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 22853 Sailes 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.