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.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Partially Finished, Exterior Entry
Appliances Included	Washer/Dryer, Refrigerator, Freezer, Oven
Interior Features	Storage
Fireplace	5
Heating Type	Heat Pump, Mixed, Radiant
Cooling	Central Air, Air Conditioning
Laundry	In Unit
# of Kitchens	1
Flooring	Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden, Balcony, Private Yard
View Description	FARMLAND AT REAR LOT LINE
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$5,499,999
Total Bedrooms	4
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	4072
Year Built	1948
Age Of Building	78
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected
Utility Sewer	Septic Tank
Water (WaterSource)	Public
Parking Type	Additional Parking, Detached, RV Access/Parking, Front Access, Paver Block
Total Parking Spaces	4

Lot & Land

Lot Size	1.61
Lot Size Depth	Feet
Lot Size Frontage	165
MLS^® #	R3115662
Area	Langley
Neighbourhood	Fort Langley
City	Langley
Postal Code	V1M 3S8
Gross Taxes	$13,898.65
Zoning	RU1

Property Timeline

Status	Date	Price
R3115662 / Active	04-23-2026	$5,499,999

Rooms

Floor	Type	Dimensions
Main Level	Foyer	6'10 x 6'10 ft
Main Level	Dining Room	12'2 x 12'2 ft
Main Level	Living Room	23'6 x 23'6 ft
Main Level	Other	23'6 x 23'6 ft
Main Level	Office	13' x 13' ft
Main Level	Den	13' x 13' ft
Main Level	Kitchen	20'3 x 20'3 ft
Main Level	Laundry	10'1 x 10'1 ft
Main Level	Family Room	10' x 10' ft
Above Level	Bedroom	8'8 x 8'8 ft
Above Level	Bedroom	14'9 x 14'9 ft
Above Level	Bedroom	13'7 x 13'7 ft
Above Level	Primary Bedroom	23' x 23' ft
Below	Storage	21'6 x 21'6 ft
Below	Walk-In Closet	5' x 5' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	No	#4
Above Level	Yes	#5

Listed by: Coastal Key Mortgage & Realty Group

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

Public Schools

Secondary
Walnut Grove Secondary School: 2.11 km

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: 2.01 km
Elementary, Secondary
King's School: 2.01 km

Closest Transit

Bus Stop
Eastbound 88 Ave @ 22000 Block: 0.34 km
Skytrain
West Coast Express @ Port Haney Station: 5.88 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average; 21.2%
No Certificate/Degree: Above Average; 16%
Owner Occupied: Average; 68.1%
Employment Rate: Above Average; 66.1%

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

No data

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

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Market conditions

Market conditions unavailable

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.88 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

78 DOM

Listed

Fort Langley avg

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Langley avg

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22034 86a Avenue has a sell-speed score of 48/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V1M 3S8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 3S8, 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 (~7.9 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - District currently sees ~1 days 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.