Prime 1.17-acre RU-1 zoned property along high-visibility Fraser Hwy, outside the ALR and connected to city sewer. A rare, versatile opportunity with potential for daycare, nursery, veterinary clinic and other permitted uses. Improvements include a 52’x40’ insulated workshop with 70-amp service and two 14’ overhead doors, plus a 30’x23’ workshop with bathroom. Surrounded by residential, commercial and light industrial properties, offering excellent exposure and long-term potential. The charming main residence adds flexibility for office use, staff accommodation or rental income. An exceptional investment opportunity in a strategic location!

Interior Features

Basement Finished Area (sqft)	1142
Basement Features	Finished
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Interior Features	Storage
Fireplace	0
Heating Type	Forced Air, Hot Water, Natural Gas
Laundry	In Unit
# of Kitchens	1
Flooring	Wall/Wall/Mixed
Foundation	Block

Exterior Features

Exterior Features	Garden, Private Yard
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$2,799,900
Total Bedrooms	3
Total Bathrooms	2
Full Bathrooms	1
Half Bathrooms	1
Floor Area Total (sqft)	2732
Year Built	1946
Age Of Building	80
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Septic Tank
Water (WaterSource)	Well Drilled
Parking Type	Detached, Garage Double, RV Access/Parking, Front Access, Asphalt, Gravel, Garage Door Opener
Total Parking Spaces	8
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	1.1644
Lot Size Depth	Feet
Lot Size Frontage	97.48
MLS^® #	R3157485
Area	Langley
Neighbourhood	Campbell Valley
City	Langley
Postal Code	V2Z 2V1
Gross Taxes	$7,919.61
Zoning	RU-1

Property Timeline

Status	Date	Price
R3157485 / Active	08-24-2026	$2,799,900
to view full Property History (2 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Foyer	7'6 x 7'6 ft
Main Level	Dining Room	10' x 10' ft
Main Level	Kitchen	12'6 x 12'6 ft
Main Level	Family Room	27'6 x 27'6 ft
Main Level	Living Room	15' x 15' ft
Main Level	Primary Bedroom	16'4 x 16'4 ft
Main Level	Bedroom	11' x 11' ft
Above Level	Bedroom	26'6 x 26'6 ft
Above Level	Den	7' x 7' ft
Basement Level	Storage	25' x 25' ft
Basement Level	Storage	13' x 13' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Main Level	No	#4

Listed by: Stonehaus Realty Corp.

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

Private Schools

Elementary
Murrayville Academy: Average 2.34 km 6.4/10
Elementary, Secondary
Credo Christian Schools: Above Average 2.68 km 8.4/10

Closest Transit

Bus Stop
Westbound Fraser Hwy @ 232 St: 0.31 km
Skytrain
Skytrain @ Langley City Centre Station ( Under Construction till 2029): 5.93 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 10.5%
No Certificate/Degree: Above Average 20%
Owner Occupied: Below Average 55.3%
Employment Rate: Below Average 49.2%

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

54 / 100

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.93 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How CAMPBELL VALLEY compares

This property

4 DOM

Listed

Campbell Valley avg

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Langley avg

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23038 Fraser Highway 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 17.7% — conditions are balanced. With only 486 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 V2Z 2V1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2Z 2V1, 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 (~1.9 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

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.

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.

Schools NearBy

5 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Peterson Road Elementary School	Public	Grades Served K-7	Catchment Info —	6.6 / 10	Distance 884 m
D W Poppy Secondary School	Public	Grades Served 8-12	Catchment Info —	5.3 / 10	Distance 2.03 KM
Murrayville Academy	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.34 KM
Credo Christian Schools	Independent	Grades Served K-12	Catchment Info —	7.8 / 10	Distance 2.68 KM
Langley Fundamental Elementary School	Public	Grades Served K-5	Catchment Info —	7.0 / 10	Distance 2.71 KM

Estateblock Rent Estimate for 23038 Fraser Highway, Langley

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Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.