Home Vancouver, BC University VW Polygon West Wind 509 5380 Crooked Branch Road

509 5380 Crooked Branch Rd, Vancouver BC - Other for Sale - MLS# R3174309

509 5380 Crooked Branch Road, Vancouver, British Columbia V6T 0E5

3 days on the market

$768,000

Est. Mortgage $3,398/mo

Listing updated: Oct 9, 2026 at 10:33pm

EstateBlock checked: Oct 10, 2026 at 09:20pm

1 Beds

1 Baths

555 sqft

1384 $ /sqft

385.37 $ Maint. fee

2024 built

NEW

3 days on the market

$768,000

Est. $3,398/mo with 20% down

Listing updated: Oct 9, 2026 at 10:33pm

EstateBlock checked: Oct 10, 2026 at 09:20pm

Photos

Exterior photo of 509 5380 Crooked Branch Rd, Vancouver, BC – MLS® R3174309

Exterior Rear Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Living Room Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Family Room Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Dining Area Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Kitchen Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Kitchen Island Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Pantry Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Breakfast Nook Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Primary Bedroom Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Primary Bathroom Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Walk-In Closet Photo of 509 5380 Crooked Branch Road, Vancouver, BC

Experience modern living at West Wind by Polygon, ideally situated in the heart of UBC. This thoughtfully designed one-bedroom residence features a functional open-concept layout, a contemporary kitchen with Bosch appliances and engineered stone countertops, wood-style laminate flooring, and a private deck. Enjoy the convenience of being within walking distance of UBC classrooms, libraries, shops, restaurants, and transit, with Pacific Spirit Regional Park and the community centre nearby. Residents enjoy access to shared amenities, including resident lounges. Located within the catchments of Norma Rose Point Elementary and University Hill Secondary. Includes one parking stall and one storage locker.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave, Oven
Interior Features	Elevator
Heating Type	Heat Pump
Cooling	Central Air, Air Conditioning
Laundry	In Unit
# of Kitchens	0
Foundation	Slab

Exterior Features

Exterior Features	Balcony
Roof	Concrete
Structures	Residential Detached

Building Details

Price	$768,000
Total Bedrooms	1
Total Bathrooms	1
Full Bathrooms	1
Half Bathrooms	0
Floor Area Total (sqft)	555
Year Built	2024
Age Of Building	2
Building Type	Other
Property Type	Residential
Stories	5
Building Amenities	Day Care, Exercise Centre, Concierge, Trash, Maintenance Grounds, Gas, Heat, Management, Sewer, Snow Removal
Ownership Type	Leasehold prepaid-Strata
Maintenance Fee	$385.37
Community Features	Restaurant
Amenities Nearby	Day Care, Exercise Centre, Concierge, Trash, Maintenance Grounds, Gas, Heat, Management, Sewer, Snow Removal
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Single, Guest
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Rental Suites	None
Units In Development	234

Lot & Land

MLS^® #	R3174309
Area	Vancouver West
Neighbourhood	University VW
City	Vancouver
Postal Code	V6T 0E5
Gross Taxes	$2,387.68
Zoning	MF

Property Timeline

Status	Date	Price
R3174309 / Active	10-08-2026	$768,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	11'10 x 11'10 ft
Main Level	Bedroom	10'9 x 10'9 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3

Listed by: LeHomes Realty Premier

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.

About the building: Polygon West Wind

5380 Crooked Branch Road, University VW, Vancouver

Polygon West Wind building details

Building

Built: 2024
Homes: 234 in 18 storeys
Construction: Frame - Wood, Concrete
Title: Leasehold prepaid-Strata
Strata plan: EPP88981
Managed by: Dorset Realty Group
Parking: Visitor Parking, Garage: Underground, Garage: Single
Lockers: Limited
Strata fee covers: WaterSnow removalSewerOtherManagementHot WaterHeatGasGardeningGarbage Pickup

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Polygon West Wind

For sale: 7
Median ask: $819K
Median $/sqft: $1,420
Days on market: 119
Sold, past year: 4

This home

$1,384/sqft, 2.5% below the building median of $1,420.

Leasehold prepaid-Strata, not freehold strata. Ask for the lease expiry date, the prepaid rent position, and which lenders will finance it.
Still inside its 2-5-10 new-home warranty — building-envelope coverage to 2029, structural to 2034.

Homes for sale at Polygon West Wind, Vancouver Recent sold listings in Polygon West Wind, Vancouver

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map & Neighbourhood

Public Schools

Secondary
University Hill Secondary School: Above Average 1.08 km 8.4/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary
St Regis Secondary School: Above Average 1.32 km 7.3/10
Elementary, Secondary
West Point Grey Academy: Above Average 2.56 km 10/10

Closest Transit

Bus Stop
Westbound University Blvd @ 5300 Block: 0.29 km
Skytrain
Skytrain @ Yaletown-Roundhouse Stn: 8.29 km

Crime Rate

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

Demographics

Post-Secondary Education: Above Average 51.7%
No Certificate/Degree: Below Average 7.6%
Owner Occupied: Below Average 59.5%
Employment Rate: Above Average 79.1%

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

42 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $761,856

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 8.29 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 UNIVERSITY VW compares

This property

3 DOM

Very fast

University VW avg

67 DOM

Average

Vancouver avg

67 DOM

Slower market

509 5380 Crooked Branch Road has a sell-speed score of 42/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 0.8% above comparable active properties in University VW. The local market is currently a Buyer's Market with a sales-to-active ratio of 9.2% and an area average of 67 days on market — buyers have more leverage. With only 542 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.

Nearby Restaurants, Cafes & Shops

Restaurants (25 nearby)

Popeyes · 270 m · Fast Food
Wildlight kitchen + bar · 290 m · Restaurant
Westward ho · 545 m · Restaurant

Shopping (17 nearby)

Pure integrative pharmacy · 294 m · Pharmacy
Proshop · 571 m · Clothes
Staples · 632 m · Stationery

Cafes (10 nearby)

The original beanery · 307 m · Cafe
Only u cafe · 607 m · Cafe
Starbucks · 628 m · Cafe

Groceries (5 nearby)

Urban fare · 319 m · Supermarket
H mart · 687 m · Supermarket
Swiss bakery catering & wholesale · 869 m · Bakery

Healthcare (4 nearby)

Pure integrative pharmacy · 294 m · Healthcare
University pharmacy · 690 m · Healthcare
Shoppers drug mart · 834 m · Healthcare

Transit (1 nearby)

Bus stop ubc exchange @ bay 10 · 985 m · Transit

Schools NearBy

9 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Norma Rose Point Elementary Junior	Public	Grades Served K-8	Catchment Info —	7.8 / 10	Distance 272 m
University Hill Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	8.4 / 10	Distance 1.08 KM
University Hill Elementary School	Public	Grades Served K-5	Catchment Info —	7.9 / 10	Distance 1.27 KM
St Regis Secondary School	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 1.32 KM
Queen Mary Elementary School	Public	Grades Served K-7	Catchment Info —	7.9 / 10	Distance 2.25 KM
West Point Grey Academy	Independent	Grades Served K-12	Catchment Info —	9.7 / 10	Distance 2.56 KM
Queen Elizabeth Elementary School	Public	Grades Served K-7	Catchment Info —	8.1 / 10	Distance 2.57 KM
Pacific Spirit School	Independent	Grades Served K-6	Catchment Info —	N/A	Distance 2.66 KM
Our Lady of Perpetual Help School	Independent	Grades Served K-7	Catchment Info —	8.6 / 10	Distance 2.81 KM

Pre-computed routes from 509 5380 Crooked Branch Rd, Vancouver, BC

509 5380 Crooked Branch Rd, Vancouver, BC Yaletown-Roundhouse 8.3 km

106 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via Yaletown-Roundhouse → Waterfront
106 min
Metrotown, Burnaby via Yaletown-Roundhouse → Metrotown
124 min
SFU Burnaby via Yaletown-Roundhouse → Production Way
131 min
Richmond Centre via Yaletown-Roundhouse → Brighouse
123 min
YVR Airport via Yaletown-Roundhouse → YVR-Airport
124 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
11 min
Metrotown, Burnaby via Lougheed Hwy
21 min
SFU Burnaby via Gaglardi Way
28 min
Richmond Centre via No. 3 Rd
15 min
YVR Airport via Bridgeport / Sea Island
10 min

Calculate your commute

509 5380 Crooked Branch Rd, Vancouver, BC is ideally located for commuters. The property is 8.3 km from Yaletown-Roundhouse, with a 106 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Westbound University Blvd @ 5300 Block (0.29 km).

Walkability & Transit Near 509 5380 Crooked Branch Road

Car-Dependent 82

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 0

Transit Score - Minimal Transit

It is possible to get on a bus

Somewhat
Bikeable 93

Bike Score - Biker's Paradise

Daily errands can be accomplished on a bike

Mortgage Calculator for 509 5380 Crooked Branch Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $199

Maintenance fee 385.37

With a 20% down payment, buyers can expect an estimated $3,517/month in total housing costs on this $768,000 property — $2,933 mortgage payment, $199 property tax, $385 maintenance fee.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Maintenance Fee

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $2,626/month estimated rent and $3,565/month in total housing costs, this property has a -$940/month cashflow. Break-even down payment: approximately 46%.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 509 5380 Crooked Branch Road, Vancouver

Buy Vs Rent Calculator

— / month

Rent —

Own —

Principal: — Interest, tax, insurance, fees: —

Rent vs own

—

Principal paid off by year 5 —

Principal paid off by year 10 —

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.