23165 MUENCH TRAIL
Langley, BC V1M4G1
$2,898,000
Amenities
Also listed: Laundry - In Suite
Property Details
Property & Lot
- Sub-type
- House
- Lot size
- 7,244 square feet
Ownership & Fees
- Property type
- Detached House
- Ownership
- Freehold
- Annual property tax
- $10,227.65 (2026)
Interior
- Basement
- Finished, Full
- Heating
- Forced air, Natural gas
- Fireplace
- Yes (2)
Exterior & Lot
- View
- River view
- Waterfront
- Waterfront
Parking
- Total spaces
- 6 — covered indicated
- Features
- Garage
Listing Information
- MLS®
- R3154089
- Listed
- August 11, 2026
- Time on market
- On the market for 20 days
- Tax assessment year
- 2026
- Data last synced
- August 28, 2026
Listing provided by: RE/MAX Treeland Realty · Data source: CREA DDF.
Description
Rare waterfront opportunity in prestigious Bedford Landing! This beautifully updated 2-storey with basement offers over 4,000 sq ft of living space with 5 bedrooms and 3.5 bathrooms. Thoughtfully refreshed throughout, the home features spacious living areas, a functional layout, and a 3-car garage. Enjoy amazing views from multiple patios, unobstructed water views, direct access to scenic riverfront trails, and walkability to Fort Langley Village's shops, dining, and amenities. A truly unique offering combining lifestyle, location, and long-term value-one of only 11 homes backing directly onto the river. (id:63159)
Values & Trends
This listing
$722/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
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
48
6/9 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 |
|---|---|---|
| Langley Fine Arts School | K-12 | 679 m |
| Fort Langley Elementary | Elementary | 1.0 km |
| Albion Elementary | Elementary | 2.1 km |
| c'usqunela Elementary | Elementary | 2.9 km |
| Topham Elementary | Elementary | 3.3 km |
| des Voyageurs | Elementary | 3.3 km |
| Samuel Robertson Technical Secondary | Secondary | 3.5 km |
| Kanaka Creek Elementary | Elementary | 3.6 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 |
|---|---|---|
| Eastbound 96 Ave @ Glover Rd | — | 448 m |
| Westbound 96 Ave @ Glover Rd | — | 453 m |
| Eastbound 96 Ave @ Trattle St | — | 464 m |
| Southbound Trattle St @ 96 Ave | — | 515 m |
| Northbound Glover Rd @ St. Andrews Ave | — | 664 m |
Nearby Places
Restaurants (5+)
- Trails End · 23285 Billy Brown Road219 m
- Mangia E Scappa · 23238 Mavis Avenue289 m
- Rail and River Bistro · 9273 Glover Road302 m
- Sabà Bistro · 9220 Glover Road376 m
- The Little Donkey · Mavis Avenue378 m
Cafes (4)
- Wendel's Books · 9233 Glover Road325 m
- Blacksmith Bakery · 9190 Mavis Avenue452 m
- Sabà Cafe and Bistro · 23343 Mavis Avenue474 m
- Grounds & Greens Cafe · 9124 Glover Road488 m
Grocery (1)
- Lee's Market · 23320 Mavis Avenue413 m
Parks (5+)
- Unnamed179 m
- Unnamed205 m
- Unnamed465 m
- Fort Langley Marina Park521 m
- Fort Langley Community Park553 m
Gyms (1)
- Athlete Training Centre257 m
Pharmacies (3)
- Pure Integrative Pharmacy - Fort Langley · 23242 Mavis Avenue304 m
- Pharmasave · 96 Avenue432 m
- Natures Compounding Pharmacy · 9103 96 Avenue480 m
Nearby places data: © OpenStreetMap contributors.
School district: Langley (SD35)
Similar Listings Nearby
Similar active properties nearby based on property type, price, and size.
Explore More Homes
Mortgage & Ownership Cost Calculator
Minimum required: 20.0% ($579,600) — 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.