23165 88 AVENUE
Langley, BC V1M2R5
$1,748,000
Amenities
Also listed: Laundry - In Suite
Property Details
Property & Lot
- Sub-type
- House
- Lot size
- 12,901.88 square feet
Ownership & Fees
- Property type
- Detached House
- Ownership
- Freehold
- Annual property tax
- $6,625.01 (2026)
Interior
- Basement
- Finished, Full, Separate entrance
- Heating
- Baseboard heaters, Hot Water
- Fireplace
- Yes (2)
Parking
- Total spaces
- 15 — covered indicated
- Features
- Garage, Open, RV
Listing Information
- MLS®
- R3153878
- Listed
- August 8, 2026
- Time on market
- On the market for 24 days
- Tax assessment year
- 2026
- Data last synced
- August 28, 2026
Listing provided by: 2 Percent Realty West Coast · Data source: CREA DDF.
Description
Quiet side of 88th, east side of Glover! Excellent home with comfortable 3 bed / 1 bath upstairs. Open concept living and stainless steel appliances. Flex space below + a 1 bed / 1 bath suite! Incredible huge private yard + view of golden ears! Two car garage, metal roof, in floor heating. Perfect starter home or rent it out while you plan your dream home. Huge 12,900 sq.ft lot with 135' frontage on Bartlett (rare in Fort Langley). Future build can face Bartlett with driveway / future build positioned on the north side of the lot. Options to remove the garage and build a garage addition/ADU facing 88th. Corner lot allows creative options for a multigenerational build! Walking distance to all level of schools, downtown Fort Langley, shops, grocery, parks, trails, Fraser River and more! (id:63159)
Values & Trends
This listing
$752/sqft
Building average
—
No other active listings in this building
Langley average
$852/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
16°C
Mainly Clear
Humidity 78%
Wind S 3 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
22
4/9 categories nearby
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 |
|---|---|---|
| Fort Langley Elementary | Elementary | 107 m |
| Langley Fine Arts School | K-12 | 705 m |
| Albion Elementary | Elementary | 3.0 km |
| des Voyageurs | Elementary | 3.0 km |
| Topham Elementary | Elementary | 3.3 km |
| The King's School(Independent) | K-12 | 3.3 km |
| James Kennedy Elementary | Elementary | 3.8 km |
| c'usqunela Elementary | Elementary | 3.8 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 |
|---|---|---|
| Northbound Glover Rd @ 88 Ave | — | 279 m |
| Southbound Glover Rd @ St. Andrews Ave | — | 365 m |
| Southbound Glover Rd @ 88 Ave | — | 378 m |
| Northbound Glover Rd @ St. Andrews Ave | — | 435 m |
| Northbound Trattle St @ 88 Ave | — | 611 m |
Nearby Places
Restaurants (4)
- Omni Kitchen + Bar · 9044 Glover Road447 m
- Vy's Pho · 96 Avenue655 m
- Iron Chef · 9145 Glover Road664 m
- Beatniks Bistro · 9194 Glover Road793 m
Cafes (1)
- Grounds & Greens Cafe · 9124 Glover Road631 m
Parks (4)
- Hudson Bay Park331 m
- Langley Fine Arts School Field660 m
- Unnamed685 m
- Fort Langley Community Park685 m
Pharmacies (2)
- Natures Compounding Pharmacy · 9103 96 Avenue621 m
- Pharmasave · 96 Avenue670 m
Nearby places data: © OpenStreetMap contributors.
School district: Langley (SD35)
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Mortgage & Ownership Cost Calculator
Minimum required: 20.0% ($349,600) — 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.