22034 86A AVENUE
Langley, BC V1M3S8
$5,349,999
Amenities
Also listed: Storage - Locker, Laundry - In Suite, Whirlpool, Air Conditioning
Property Details
Property & Lot
- Sub-type
- House
- Lot size
- 70,132 square feet
Ownership & Fees
- Property type
- Detached House
- Ownership
- Freehold
- Annual property tax
- $13,898.65 (2025)
Interior
- Basement
- Partially finished, Partial, Separate entrance
- Heating
- Heat Pump, Radiant heat
- Cooling / A/C
- Air Conditioned
- Fireplace
- Yes (5)
Exterior & Lot
- View
- Valley view, View (panoramic)
- Pool
- Outdoor pool
Parking
- Total spaces
- 4 — covered indicated
- Features
- Detached Garage, Other, RV
Listing Information
- MLS®
- R3115662
- Listed
- April 24, 2026
- Time on market
- On the market for 129 days
- Tax assessment year
- 2025
- Data last synced
- August 28, 2026
Listing provided by: Coastal Key Mortgage & Realty Group · Data source: CREA DDF.
Description
Welcome to Topham Estates where family living meets unforgettable entertaining just minutes from Langley and HWY 1. Set on a private, sun-filled 70,132 sf lot, this home is designed for connection, comfort and lifestyle. The spacious primary bedroom with private fireplace offers a peaceful place to unwind. The heart of the home is warm and inviting with a kitchen that opens to an exceptional backyard retreat and gardeners dream. Enjoy the 20x40 pool, hot tub and stunning gazebo with fireplace perfect for year-round gatherings. Property features a detached garage with separate office/gym with suite potential; further opportunity to complete a two lot strata conversion. This property has it all, come check out this incredible offering today. (id:63159)
Values & Trends
This listing
$1,314/sqft
Building average
—
No other active listings in this building
Langley average
$851/sqft
553 active listing(s)
Per-stall/locker dollar values aren't itemized in our data source — shown as included/not indicated only, not a fabricated estimate. $/sqft averages are computed live from other active listings, not a third-party model.
Detached (House) Market Stats — Langley
Monthly figures from the Fraser Valley Real Estate Board for Langley detached (house)listings — not specific to this property.
MLS® HPI Benchmark Price
$1,500,900
Jul 2026
Average Sale Price
$1,404,904
Jul 2026
Monthly Sales
79
Jul 2026
Active Listings
439
Jul 2026
Sales-to-Active Ratio
18.0%
Jul 2026
Median Days to Contract
22 days
Jul 2026
MLS® HPI Benchmark Price
Source: Fraser Valley Real Estate Board (FVREB).
Location Insights
Weather
Nearest station: Abbotsford
14°C
Clear
Humidity 87%
Wind S calm km/h
Tonight
13°
Tuesday
21°
Tuesday night
13°
Wednesday
20°
Wednesday night
11°
Thursday
19°
Source: Environment and Climate Change Canada.
Population
161,566
(2021 Census)
+12.8% since 2016
Density: 509/km²
Dwellings: 62,282
Median household income: $102,443
After-tax: $89,518
Immigrant population: 22.9%
Top countries of origin (% of total population)
- Korea, South2.7% · 4,325
- India2.6% · 4,225
- United Kingdom2.3% · 3,755
- China1.9% · 3,090
- Philippines1.7% · 2,755
- United States of America1% · 1,550
- Viet Nam0.7% · 1,065
- Germany0.6% · 965
Source: Statistics Canada, 2021 Census of Population.
Location Accessibility
Our own metric — not an official Walk Score®.
Amenities
—
Not enough data yet
Transit
33
5 stop(s) within 800m
How this is calculated
Amenities: points awarded per category (restaurants, cafes, grocery, parks, shopping, gyms, pharmacies, banks/ATMs, healthcare) based on distance to the nearest one — 3 points under 200m, 2 points under 500m, 1 point under 800m — summed across all 9 categories and scaled to 0–100.
Transit: based on the number of transit stops within 800m and their mode (SkyTrain weighted highest, then streetcar/ferry, then bus). This reflects stop type and count only — our data doesn't include how often a route actually runs, so frequency is never factored in.
Both scores depend on how much of the surrounding area has been synced from OpenStreetMap and TransLink's GTFS feed. A lower score can mean fewer amenities nearby, or simply that this area hasn't been fully synced yet — not a confident measurement of the location itself.
Nearby Schools
| School | Type | Distance |
|---|---|---|
| des Voyageurs | Elementary | 733 m |
| Topham Elementary | Elementary | 1.3 km |
| The King's School(Independent) | K-12 | 1.7 km |
| James Kennedy Elementary | Elementary | 1.7 km |
| Alex Hope Elementary | Elementary | 1.7 km |
| Lynn Fripps Elementary | Elementary | 2.1 km |
| Langley Fine Arts School | K-12 | 2.1 km |
| Walnut Grove Secondary | Secondary | 2.2 km |
Schools shown by distance from this property. This does not indicate school catchment or enrollment eligibility — contact the school district to confirm catchment boundaries.
Nearby Transit
| Stop | Type | Distance |
|---|---|---|
| Westbound 88 Ave @ 22000 Block | — | 369 m |
| Eastbound 88 Ave @ 22000 Block | — | 371 m |
| Eastbound 88 Ave @ 222A St | — | 523 m |
| Westbound 88 Ave @ 222A St | — | 529 m |
| Eastbound 88 Ave @ 216 St | — | 791 m |
School district: Langley (SD35)
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Mortgage & Ownership Cost Calculator
Minimum required: 20.0% ($1,070,000) — 5% under $500K, 10% up to $1.5M, 20% at/above $1.5M.
Financial Ledger
Rates based on Bank of Canada benchmark data.
Financial Summary
Cash Needed at Closing
Minimum down payment: 5% on the first $500,000, 10% on the portion up to $1.5M, 20% at/above $1.5M. Stress test: OSFI's minimum qualifying rate, the greater of contract rate + 2% or 5.25% — this is what lenders require you to qualify at, not what you'll actually pay. Closing costs are a typical-range estimate, not a quote — actual legal fees vary. Verify all figures with a mortgage broker and lawyer before relying on them.