Home Langley, BC Walnut Grove Twin Lakes 313 20655 88 Avenue

313 20655 88 Ave, Langley, BC – Townhouse, Off market

313 20655 88 Avenue, Langley, British Columbia V1M 2M5

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Listing updated: Oct 11, 2026 at 01:24am

EstateBlock checked: Oct 22, 2026 at 01:10am

Twin Lakes

2 Beds

2 Baths

1446 sqft

588 $ /sqft

454.2 $ Maint. fee

1993 built

OFF MARKET

Photo

About the building: Twin Lakes

20655 88 Avenue, Walnut Grove, Langley

Twin Lakes building details

Building

Built: 1993
Homes: 73
Construction: Other, Frame - Wood
Title: Freehold Strata
Strata plan: LMS893
Managed by: Pacific Dawn
Parking: Visitor Parking, Garage: Double
Lockers: Limited
Strata fee covers: Recreation FacilityManagementGardeningGarbage PickupCaretaker

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 1
Rentals: Allowed

Market at Twin Lakes

For sale: 3
Median ask: $800K
Median $/sqft: $536
Days on market: 33
Sold, past year: 1

This home

$588/sqft, 9.7% above the building median of $536.

Homes for sale at Twin Lakes, Langley Recent sold listings in Twin Lakes, Langley

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

VERIFIED ACCOUNT REQUIRED

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 0.59 km 6.7/10

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 3.29 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.29 km 7.3/10

Closest Transit

Bus Stop
Westbound 88 Ave @ 208 St: 0.28 km
Skytrain
Skytrain @ Clayton Station ( Under Construction till 2029): 5.76 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

65 / 100

Overall sell-speed score

Likely within weeks

Price competition grade

Avg comparable: $814,204

Seller's

Market conditions

Seller's market — high demand area

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.76 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

225 DOM

Listed

Walnut Grove avg

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Langley avg

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313 20655 88 Avenue has a sell-speed score of 65/100, placing it in the "Expected to sell within weeks" band. The listing is priced 4.2% above comparable active properties in Walnut Grove. The local market is currently a Seller's Market with a sales-to-active ratio of 23.3% — buyers are active. With only 266 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 2M5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2M5, 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 (~4.7 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 (31 nearby)

Ocean park pizza & steakhouse · 394 m · Restaurant
E. m. w. - east meets west · 400 m · Restaurant
A&w · 444 m · Fast Food

Shopping (18 nearby)

Champers walnut grove · 395 m · Beauty Shop
Salon de damda · 510 m · Hairdresser
Rbc · 524 m · Bank

Groceries (10 nearby)

Noor asia foods · 547 m · Supermarket
George's · 550 m · Butcher
Kin's farm market · 601 m · Supermarket

Cafes (5 nearby)

Cafe ricotta · 571 m · Cafe
Gratia cafe · 658 m · Cafe
Tim hortons · 722 m · Cafe

Healthcare (3 nearby)

Pharmachoice · 634 m · Healthcare
Pharmasave · 787 m · Healthcare
Pharmasave · 805 m · Healthcare

Transit (3 nearby)

Bus stop carvolth exchange bay 1 (sb) · 763 m · Transit
Bus stop carvolth exchange bay 13 · 764 m · Transit
Bus stop northbound 208 st @ 84 ave · 934 m · Transit

Gyms (1 nearby)

Walnut grove community centre · 667 m · Gym

Schools NearBy

13 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 587 m
Walnut Grove Secondary	Public	Grades Served —	Catchment Info —	7.8 / 10	Distance 725 m
Dorothy Peacock Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 858 m
Yorkson Creek Middle School	Public	Grades Served 6-8	Catchment Info —	6.4 / 10	Distance 955 m
Alex Hope Elementary	Public	Grades Served —	Catchment Info —	8.0 / 10	Distance 1.20 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 1.26 KM
Lynn Fripps Elementary School	Public	Grades Served K-5	Catchment Info —	6.1 / 10	Distance 1.51 KM
West Langley Elementary School	Public	Grades Served K-7	Catchment Info —	6.4 / 10	Distance 1.59 KM
Josette Dandurand Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.59 KM
Willoughby Elementary School	Public	Grades Served K-5	Catchment Info —	7.1 / 10	Distance 1.80 KM
Richard Bulpitt Elementary School	Public	Grades Served K-5	Catchment Info —	6.6 / 10	Distance 2.32 KM
Peter Ewart Middle School	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.34 KM
R E Mountain Secondary	Public	Grades Served —	Catchment Info —	6.9 / 10	Distance 2.59 KM

Walkability & Transit Near 313 20655 88 Avenue

Car-Dependent 71

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 44

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 73

Bike Score - Very Bikeable

Biking is convenient for most trips

Mortgage Calculator for 313 20655 88 Avenue

/month

Principal & Interest

Property Taxes $247

Maintenance fee 454.2

Financing 80% of the $849,900 asking price over 30 years at 4% results in approximately $3,947/month in total estimated carrying costs, $247 property tax, $454 maintenance fee.

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

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Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $2,993/month in rental income, leaving a -$1,007/month cashflow at current carrying costs. Investors targeting break-even would need roughly 45% down.

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

Estateblock Rent Estimate for 313 20655 88 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.