21533 Crush Cres, Langley BC – House for Sale – MLS® R3176267
21533 Crush Crescent, Langley, British Columbia V2Y 2P9
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Property Details for 21533 Crush Crescent
Prime Investment Opportunity in Langley’s Booming Milner! This 7.98-acre property offers a rare combination of a turn-key feed and pet supply business with significant future development potential. Featuring over 17,975 sq.ft. of combined building space, including two rancher-style homes (2,695 sq.ft.), a 5,293 sq.ft. retail shop, four 960 sq.ft. storage warehouses, and a 9,600 sq.ft. storage building, plus additional rental buildings. The property borders the Britco industrial site in the rapidly growing Milner area, poised for future densification and development. Fully serviced with municipal water and sewer. This is an ideal opportunity for international investors seeking long-term growth and income potential.
Interior Features
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | Crawl Space |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Interior Features | Storage |
| Heating Type | Electric, Forced Air, Natural Gas |
| Laundry | In Unit |
| # of Kitchens | 2 |
| Foundation | Concrete Perimeter |
Exterior Features
| Exterior Features | Balcony |
|---|---|
| View Description | Mountain |
| Roof | Asphalt, Metal |
| Structures | Residential Detached, Manufactured House |
Building Details
| Price | $7,498,000 |
|---|---|
| Total Bedrooms | 6 |
| Total Bathrooms | 3 |
| Full Bathrooms | 3 |
| Half Bathrooms | 0 |
| Floor Area Total (sqft) | 1414 |
| Age Of Building | 999 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Architecture Style | Rancher/Bungalow |
| Stories | 1 |
| Building Name | Milner |
| Ownership Type | Freehold NonStrata |
| Community Features | Shopping Nearby |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Public Sewer |
| Water (WaterSource) | Public |
| Parking Type | Additional Parking, Open, Other |
| Total Parking Spaces | 40 |
| Rental Suites | Legal Suite |
Lot & Land
| Lot Size | 7.98 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 430 |
| MLS® # | R3176267 |
| Area | Langley |
| Neighbourhood | Willoughby Heights |
| City | Langley |
| Postal Code | V2Y 2P9 |
| Gross Taxes | $5,846.32 |
| Zoning | RU-3 |
Property Timeline
Rooms
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Living Room | 13'10 x 13'10 ft |
| Main Level | Dining Room | 14'0 x 14'0 ft |
| Main Level | Kitchen | 14'11 x 14'11 ft |
| Main Level | Primary Bedroom | 11'11 x 11'11 ft |
| Main Level | Bedroom | 11'11 x 11'11 ft |
| Main Level | Bedroom | 12'0 x 12'0 ft |
| Main Level | Laundry | 15'11 x 15'11 ft |
| Main Level | Living Room | 19'10 x 19'10 ft |
| Main Level | Kitchen | 20'1 x 20'1 ft |
| Main Level | Primary Bedroom | 12'7 x 12'7 ft |
| Main Level | Bedroom | 10'7 x 10'7 ft |
| Main Level | Bedroom | 10'11 x 10'11 ft |
| Main Level | Laundry | 7'10 x 7'10 ft |
Bathrooms
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #4 |
| Main Level | No | #3 |
| Main Level | No | #4 |
Listed by: RE/MAX Treeland Realty & Royal LePage Little Oak 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.
Map & Neighbourhood
Public Schools
- Elementary
- Willoughby Elementary School
- Above Average 2.7 km
- Middle
- Yorkson Creek Middle School
- Average 3.51 km
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
- Elementary,Secondary
- COMPASS Christian Langley (Glover Rd.)
- 0.28 km
- Elementary,Secondary
- COMPASS Christian Langley (Glover Rd.)
- 0.28 km
Closest Transit
- Bus Stop
- Southbound Glover Rd @ Crush Cres
- 0.15 km
- Skytrain
- Skytrain @ Langley City Centre Station ( Under Construction till 2029)
- 3.36 km
Crime Rate
- Total Crime Rate
- Average
- Violent Crime Rate
- Below Average
- Property Crime Rate
- Above Average
Demographics
- Post-Secondary Education
- Average 27.3%
- No Certificate/Degree
- Below Average 10%
- Owner Occupied
- Above Average 81.5%
- Employment Rate
- Average 66%
Noise/ Power Lines
- Road/Hwy Noise
- Possible
- 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
21533 Crush 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.
Climate Risk for V2Y 2P9
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Y 2P9, 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 4.1 µg/m³ — meets WHO 2021 guideline. Nearest station: Langley Central, Langley (~5.6 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.
Nearby Restaurants, Cafes & Shops
Groceries (2 nearby)
- Husky · 211 m · Convenience
- Glover liquor store · 214 m · Beverages
Shopping (2 nearby)
- Milner · 215 m · Post Office
- Cat rental store · 270 m · Car Rental
Restaurants (1 nearby)
- Subway · 218 m · Fast Food
Gyms (1 nearby)
- Lims taekwondo · 227 m · Gym
Transit (1 nearby)
- Bus stop northbound glover rd @ smith cres · 425 m · Transit
Schools NearBy
8 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
COMPASS Christian Langley (Glover Rd.) |
Independent |
Grades Served—
|
Catchment Info—
|
Distance279 m
|
|
King's School |
Independent |
Grades ServedK-12
|
Catchment Info—
|
Distance1.71 KM
|
|
Fraser Valley School |
Independent |
Grades Served—
|
Catchment Info—
|
Distance1.98 KM
|
|
Richard Bulpitt Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.12 KM
|
|
Langley Secondary School |
Public |
Grades Served9-12
|
Catchment Info—
|
Distance2.51 KM
|
|
Willoughby Elementary School |
Public |
Grades ServedK-5
|
Catchment InfoIn Catchment
|
Distance2.70 KM
|
|
R C Garnett Demonstration Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.77 KM
|
|
Lynn Fripps Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.91 KM
|
Walkability & Transit Near 21533 Crush Crescent
Walk Score - Car-Dependent
Transit Score - Some Transit
Bikeable 44
Bike Score - Somewhat Bikeable
BC Assessment Value — 21533 Crush Crescent
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $236,978 | $446,100 | $683,078 |
-12.0%
|
| 2025 | $261,978 | $514,000 | $775,978 |
+12.0%
|
| 2024 | $27,048 | $666,000 | $693,048 | — |
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Price vs Neighbourhood Average — Willoughby Heights, Langley
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