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

116 33478 Roberts Ave, Abbotsford BC - Apartment/Condo for Sale - MLS# R3121410

105 days on the market

$399,900

Est. Mortgage $1,769/mo

Listing updated: Jun 3, 2026 at 12:28pm

EstateBlock checked: Aug 25, 2026 at 09:40am

Aspen Grove

2 Beds

2 Baths

1059 sqft

378 $ /sqft

447.82 $ Maint. fee

1995 built

105 days on the market

$399,900

$419,900

Est. $1,769/mo with 20% down

Listing updated: Jun 3, 2026 at 12:28pm

EstateBlock checked: Aug 25, 2026 at 09:40am

Photos

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

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

2 Bedroom, 2 bath northwest ground level corner unit recently refreshed. Large patio and privacy behind hedges and chain link fence. 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 in common area.

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	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	$399,900
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
Stories	1
Building Amenities	Exercise Centre, Recreation Facilities, Trash, Maintenance Grounds, Gas, Hot Water, Management, Sewer, Snow Removal, Water
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, Water
Utility Type	Community, Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Underground, Guest, Front Access, Asphalt, Garage Door Opener
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Smoking Restrictions
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Rental Restrictions	100

Lot & Land

MLS^® #	R3121410
Area	Abbotsford
Neighbourhood	Central Abbotsford
City	Abbotsford
Postal Code	V2S 8E1
Gross Taxes	$1,898.57
Zoning	RML

Property Timeline

Status	Date	Price
R3121410 / Active	05-12-2026	$399,900

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.

Map & Neighbourhood

Public Schools

Elementary
Godson Elementary School: 1.12 km
Secondary
Abbotsford Senior Secondary School: 0.64 km

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

Private Schools

Elementary, Secondary
Dogwood School: 0.8 km
Elementary, Secondary
Dogwood School: 0.8 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

55 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $405,499

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

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

105 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 55/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 1.4% below comparable active properties in Central Abbotsford, which is a strong competitive signal. The local market is currently a Balanced Market with a sales-to-active ratio of 16.9% — conditions are balanced. With only 355 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 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 (BC ENV 2024). 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 · 69 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) · 90 m · Transit
Bus stop south fraser at roberts (wb) · 108 m · Transit
Bus stop south fraser at old yale (wb) · 218 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 · 403 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 640 m
Abbotsford Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 861 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 1.10 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 —	0	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

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $158

Maintenance fee 447.82

Based on a 30-year fixed at 4% interest with 20% down ($79,980), the estimated monthly payment for this listing is $2,133/month — $1,527 principal & interest, $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.

Listing data last synced: Jun 3, 2026

Investment Cashflow Calculator

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Maintenance Fee

Rental Income

Vacancy Rate

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

At an estimated rental income of $1,580/month, this property runs a $599/month shortfall after mortgage and carrying costs. Break-even requires approximately 52% down.

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

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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.