Listed almost $1,000,000 BELOW ASSESSED VALUE and tucked on a private, quiet 1.35-acre lot in Willoughby Heights — a rare find for end-users, tradespeople, and investors. The solid 4-bed, 2-bath home delivers 2,700+ sqft, older but simple to renovate. The shop? A 3-bay workshop with an extra-high middle door, plus a bay equipped with a car ramp and service pit. SR-2 zoned, not in the ALR, and surrounded by active development with more proposals on the horizon (buyers to confirm future potential with the City of Langley). Whether you want to create a new home, a base for your trade, or a long-term hold with upside, this is one of those rare opportunities you don’t want to miss.
Open houses
11 Oct, 2026 (01:00 PM to 02:00 PM)
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | None |
| Fireplace | 3 |
| Heating Type | Natural Gas |
| # of Kitchens | 1 |
| Foundation | Concrete Perimeter |
| Exterior Features | Balcony, Private Yard |
|---|---|
| Roof | Asphalt |
| Structures | Residential Detached |
| Price | $1,999,000 |
|---|---|
| Total Bedrooms | 4 |
| Total Bathrooms | 2 |
| Full Bathrooms | 2 |
| Half Bathrooms | 0 |
| Floor Area Total (sqft) | 2768 |
| Year Built | 1949 |
| Age Of Building | 77 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Stories | 2 |
| Ownership Type | Freehold NonStrata |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Septic Tank |
| Water (WaterSource) | Public |
| Parking Type | Additional Parking, Carport Multiple, RV Access/Parking, Front Access, Asphalt |
| Total Parking Spaces | 2 |
| Lot Size | 1.35 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 140.09 |
| MLS® # | R3172214 |
| Area | Langley |
| Neighbourhood | Willoughby Heights |
| City | Langley |
| Postal Code | V2Y 2R4 |
| Gross Taxes | $10,655 |
| Zoning | SR-2 |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Kitchen | 13'11 x 13'11 ft |
| Main Level | Living Room | 24'8 x 24'8 ft |
| Main Level | Primary Bedroom | 10'11 x 10'11 ft |
| Main Level | Bedroom | 9'10 x 9'10 ft |
| Main Level | Bedroom | 8'8 x 8'8 ft |
| Below | Bedroom | 11'1 x 11'1 ft |
| Below | Family Room | 11'1 x 11'1 ft |
| Below | Laundry | 25'7 x 25'7 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | Yes | #4 |
| Below | No | #3 |
Listed by: eXp Realty
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.
Public Schools
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
Closest Transit
Crime Rate
Demographics
Noise/ Power Lines
Other
21154 Crush Crescent Crescent has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. The local market is currently a Balanced Market with a sales-to-active ratio of 16.2% — conditions are balanced. With only 425 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 2R4, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
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.
Annual avg PM2.5 4.6 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Surrey East, Surrey (~4.3 km). Annual avg AQHI 1.8 — Low Risk.
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.
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.
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.
12 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
COMPASS Christian Langley (Glover Rd.) |
Independent |
Grades Served—
|
Catchment Info—
|
Distance1.18 KM
|
|
Richard Bulpitt Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance1.31 KM
|
|
Fraser Valley School |
Independent |
Grades Served—
|
Catchment Info—
|
Distance1.49 KM
|
|
King's School |
Independent |
Grades ServedK-12
|
Catchment Info—
|
Distance1.66 KM
|
|
Willoughby Elementary School |
Public |
Grades ServedK-5
|
Catchment InfoIn Catchment
|
Distance1.86 KM
|
|
R C Garnett Demonstration Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance1.97 KM
|
|
R E Mountain Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.17 KM
|
|
Lynn Fripps Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.21 KM
|
|
Peter Ewart Middle School |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.28 KM
|
|
Yorkson Creek Middle School |
Public |
Grades Served6-8
|
Catchment InfoIn Catchment
|
Distance2.70 KM
|
|
Alex Hope Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.78 KM
|
|
Langley Meadows Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.86 KM
|
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $2,936,000 | $10,000 | $2,946,000 |
+68.6%
|
| 2025 | $1,684,000 | $63,400 | $1,747,400 |
+7.3%
|
| 2024 | $1,565,000 | $63,500 | $1,628,500 | — |
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