Home Abbotsford, BC Central Abbotsford Aspen Creek 116 33478 Roberts Avenue

116 33478 Roberts Ave, Abbotsford BC – Condo for Sale – MLS® R3164780

116 33478 Roberts Avenue, Abbotsford, British Columbia V2S 8E1

Abbotsford Condos for Sale

26 days on the market

$399,000

Est. Mortgage $1,765/mo

Listing updated: Sep 26, 2026 at 08:08pm

EstateBlock checked: Oct 9, 2026 at 02:45pm

Aspen Grove

2 Beds

2 Baths

1059 sqft

377 $ /sqft

447.82 $ Maint. fee

1995 built

Photos

Exterior photo of 116 33478 Roberts Ave, Abbotsford, BC – MLS® R3164780

Exterior Rear Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Living Room Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Family Room Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Dining Area Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Kitchen Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Kitchen Island Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Pantry Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Breakfast Nook Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Primary Bedroom Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Primary Bathroom Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Walk-In Closet Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Bedroom 2 Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Bedroom 3 Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Bedroom 4 Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Guest Bathroom Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Powder Room Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Office / Den Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Loft / Bonus Room Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Basement Recreation Room Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Laundry Room Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Mudroom Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Entry Foyer Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Hallway Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Staircase Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Garage Interior Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Outdoor Patio Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Outdoor Deck Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Backyard Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Front Yard Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Garden / Landscaping Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Swimming Pool Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Hot Tub / Spa Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Outdoor Kitchen Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Aerial View of 116 33478 Roberts Avenue, Abbotsford, BC

Street View Photo of 116 33478 Roberts Avenue, Abbotsford, BC

Neighborhood Park Photo Near 116 33478 Roberts Avenue, Abbotsford, BC

Community Amenities Photo (Clubhouse) of 116 33478 Roberts Avenue, Abbotsford, BC

2 Bedroom, 2 bath northwest ground level corner unit recently refreshed. Large patio and privacy behind hedges. Owner has painted and replaced flooring. Building has clubhouse and fitness room and is within walking distance of shopping and local restaurants. 2 pets allowed, dogs or cats, or 1 of each, max 18" at the shoulder and under 25 lbs. 2 parking stalls and storage included.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Full
Appliances Included	Washer, Dryer, Refrigerator, Stove, Microwave
Interior Features	Elevator, Storage
Fireplace	1
Heating Type	Baseboard, Electric, Natural Gas
Laundry	In Unit
# of Kitchens	1
Flooring	Hardwood, Tile
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden, Private Yard
Roof	Asphalt
Structures	Multi Family, Residential Attached

Building Details

Price	$399,000
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1059
Year Built	1995
Age Of Building	31
Building Type	Apartment/Condo
Property Type	Residential
Architecture Style	Ground Level Unit
Stories	0
Building Amenities	Exercise Centre, Recreation Facilities, Trash, Maintenance Grounds, Gas, Hot Water, Management, Sewer, Snow Removal
Building Name	Aspen Grove
Ownership Type	Freehold Strata
Maintenance Fee	$447.82
Community Features	Shopping Nearby
Amenities Nearby	Exercise Centre, Recreation Facilities, Trash, Maintenance Grounds, Gas, Hot Water, Management, Sewer, Snow Removal
Utility Type	Community, Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Underground, Side Access, Asphalt, Garage Door Opener
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allowed
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Rental Restrictions	100

Lot & Land

MLS^® #	R3164780
Area	Abbotsford
Neighbourhood	Central Abbotsford
City	Abbotsford
Postal Code	V2S 8E1
Gross Taxes	$1,898.57
Zoning	RML

Property Timeline

Status	Date	Price
R3164780 / Active	09-13-2026	$399,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	16'0 x 16'0 ft
Main Level	Kitchen	12'0 x 12'0 ft
Main Level	Dining Room	9'4 x 9'4 ft
Main Level	Laundry	8'0 x 8'0 ft
Main Level	Foyer	5'0 x 5'0 ft
Main Level	Primary Bedroom	13'8 x 13'8 ft
Main Level	Bedroom	10'2 x 10'2 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Main Level	Yes	#3

Listed by: Sutton Group-West Coast Realty (Abbotsford)

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: Aspen Creek

33478 Roberts Avenue, Central Abbotsford, Abbotsford

Aspen Creek building details

Building

Built: 1996
Homes: 71
Construction: Other, Frame - Wood
Title: Freehold Strata
Strata plan: LMS2347
Managed by: Pivot Point Properties
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: Recreation FacilityManagementHot WaterGasGardeningGarbage PickupCaretaker

Bylaws on record

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

Market at Aspen Creek

For sale: 2
Median ask: $349K
Median $/sqft: $404
Days on market: 190
Sold, past year: 10

This home

$377/sqft, 6.7% below the building median of $404.

Homes for sale at Aspen Creek, Abbotsford Recent sold listings in Aspen Creek, Abbotsford

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

Map & Neighbourhood

Public Schools

Secondary
Abbotsford Senior Secondary School: Average 0.64 km 5.1/10
Elementary
Godson Elementary School: Below Average 1.12 km 2.8/10

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

Private Schools

Elementary,Secondary
West Coast Adventist Online School: 1.92 km
Elementary,Secondary
West Coast Adventist Online School: 1.92 km

Closest Transit

Bus Stop
South Fraser at Roberts (EB): 0.09 km
Skytrain
West Coast Express @ Mission City Station: 9.47 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 13.1%
No Certificate/Degree: Above Average 24.7%
Owner Occupied: Below Average 53.8%
Employment Rate: Below Average 46.9%

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

41 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $395,409

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 9.47 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How CENTRAL ABBOTSFORD compares

This property

26 DOM

Listed

Central Abbotsford avg

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Abbotsford avg

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116 33478 Roberts Avenue has a sell-speed score of 41/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 0.9% above comparable active properties in Central Abbotsford. The local market is currently a Buyer's Market with a sales-to-active ratio of 11.1% — buyers have more leverage. With only 323 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.

Climate Risk for V2S 8E1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2S 8E1, 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 Moderate

Located within the "Chilliwack" WUI zone (Risk Class 3 — Moderate). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 4.4 µg/m³ — meets WHO 2021 guideline. Nearest station: Abbotsford Central, Abbotsford (~1.2 km). Annual avg AQHI 1.8 — Low Risk.

Heat Elevated

Abbotsford currently sees ~3 days above 30 °C per year (1981–2010 baseline), projected to rise to ~13 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~31.2 °C baseline, ~33.9 °C projected. Tropical nights (>18 °C): ~0 baseline, ~1 projected.

Precipitation Increasing

Annual precipitation ~1520 mm (1981–2010 baseline), projected ~1572 mm by the 2050s. Extreme 1-day rainfall: ~53.7 mm baseline, ~57.8 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~24 days baseline, ~25 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

Shopping (89 nearby)

A captured look salon & spa · 68 m · Beauty Shop
Vip barber shop · 104 m · Hairdresser
Save on cartridge + · 117 m · Stationery

Transit (50 nearby)

Bus stop south fraser at roberts (eb) · 89 m · Transit
Bus stop south fraser at roberts (wb) · 107 m · Transit
Bus stop south fraser at old yale (wb) · 217 m · Transit

Restaurants (34 nearby)

Golden dragon restaurant · 76 m · Restaurant
Mama michelle's kitchen · 112 m · Fast Food
Roseland restaurant · 135 m · Restaurant

Groceries (16 nearby)

Liquorforless.com · 202 m · Beverages
Oldhand cafe and bakery · 369 m · Bakery
Skt farm market · 404 m · Greengrocer

Cafes (15 nearby)

Oldhand cafe and bakery · 369 m · Cafe
Caffé gelato bar · 406 m · Cafe
The pastry portal · 431 m · Cafe

Healthcare (6 nearby)

Mccallum pharmacy · 245 m · Healthcare
Abbotsford care pharmacy & compounding · 336 m · Healthcare
The medicine shoppe · 441 m · Healthcare

Gyms (2 nearby)

Original hot yoga abbotsford · 488 m · Gym
Haven yoga & wellness · 667 m · Gym

Schools NearBy

18 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Abbotsford Senior Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.1 / 10	Distance 641 m
Abbotsford Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 862 m
Alexander Elementary	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 932 m
Abbotsford Virtual School	Public	Grades Served —	Catchment Info —	4.8 / 10	Distance 954 m
Terry Fox Elementary School	Public	Grades Served K-5	Catchment Info —	3.3 / 10	Distance 1.09 KM
Godson Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	2.8 / 10	Distance 1.12 KM
Centennial Park Elementary School	Public	Grades Served K-5	Catchment Info —	5.4 / 10	Distance 1.48 KM
John Maclure Community School	Public	Grades Served K-5	Catchment Info —	4.8 / 10	Distance 1.87 KM
West Coast Adventist Online School	Independent	Grades Served —	Catchment Info —	N/A	Distance 1.92 KM
Jackson Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.03 KM
Margaret Stenersen Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.21 KM
Bakerview Centre for Learning	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 2.22 KM
Yale Secondary School	Public	Grades Served 9-12	Catchment Info —	6.3 / 10	Distance 2.24 KM
Chief Dan George Middle	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.40 KM
William A. Fraser Middle School	Public	Grades Served 6-8	Catchment Info —	6.0 / 10	Distance 2.43 KM
W J Mouat Secondary School	Public	Grades Served 9-12	Catchment Info —	5.7 / 10	Distance 2.63 KM
Dormick Park Elementary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.68 KM
McMillan Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 2.72 KM

Walkability & Transit Near 116 33478 Roberts Avenue

Car-Dependent 88

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 61

Transit Score - Good Transit

Many nearby public transportation options

Somewhat
Bikeable 47

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 116 33478 Roberts Avenue

/month

Principal & Interest

Property Taxes $158

Maintenance fee 447.82

A 20% down payment of $79,800 on this $399,000 listing yields an estimated mortgage of $1,524/month (30-year fixed, 4%). Total estimated housing cost: $2,130/month, $158 property tax, $448 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

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $1,576/month in estimated rental income against $2,176/month in mortgage payments, the monthly cashflow is -$600/month. A 52% down payment would reach break-even.

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

Estateblock Rent Estimate for 116 33478 Roberts Avenue, Abbotsford

Buy Vs Rent Calculator

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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.