Home Abbotsford, BC Aberdeen 1925 Merlot Boulevard

1925 Merlot Blvd, Abbotsford BC - Single Family Residence for Sale - MLS# R3135582

86 days on the market

$1,499,999

Est. Mortgage $6,636/mo

Listing updated: Aug 29, 2026 at 08:54pm

EstateBlock checked: Sep 6, 2026 at 06:45am

Pepin Brook Estates

6 Beds

4 Baths

3525 sqft

426 $ /sqft

2012 built

86 days on the market

$1,499,999

Est. $6,636/mo with 20% down

Listing updated: Aug 29, 2026 at 08:54pm

EstateBlock checked: Sep 6, 2026 at 06:45am

Photos

Exterior Front Photo of 1925 Merlot Boulevard, Abbotsford, BC

Exterior Rear Photo of 1925 Merlot Boulevard, Abbotsford, BC

Living Room Photo of 1925 Merlot Boulevard, Abbotsford, BC

Family Room Photo of 1925 Merlot Boulevard, Abbotsford, BC

Dining Area Photo of 1925 Merlot Boulevard, Abbotsford, BC

Kitchen Photo of 1925 Merlot Boulevard, Abbotsford, BC

Kitchen Island Photo of 1925 Merlot Boulevard, Abbotsford, BC

Pantry Photo of 1925 Merlot Boulevard, Abbotsford, BC

Breakfast Nook Photo of 1925 Merlot Boulevard, Abbotsford, BC

Primary Bedroom Photo of 1925 Merlot Boulevard, Abbotsford, BC

Welcome to Pepin Brook Estates! This sought after 3,525 sq ft, 6-bed, 4-bath home sits on a large 7,450sq.ft private cul-de-sac lot that backs onto ALR greenspace. This home is an entertainer's dream inside and out, the open concept living between the kitchen, living room, & dining room makes it the perfect space for entertaining. With a flex space on the main & 4 LARGE Beds up there's plenty of room for everyone to spread out & still work from home. Downstairs is the perfect 2 bed suite & rec room to escape for a quiet movie. The beautifully landscaped backyard offers a few choices where you can unwind... the fully covered deck, the patio w/ gazebo & water feature, and if that's not enough, enjoy a relaxing soak in your covered private hot tub!

Interior Features

Basement Finished Area (sqft)	1130
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Disposal, Refrigerator, Stove
Interior Features	Pantry, Central Vacuum Roughed In, Wet Bar
Fireplace	1
Heating Type	Forced Air, Heat Pump, Natural Gas
# of Kitchens	2
Flooring	Hardwood, Laminate, Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Private Yard
View Description	Backs onto ALR Greenspace
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,499,999
Total Bedrooms	6
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	3525
Year Built	2012
Age Of Building	14
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Building Name	Pepin Brook Estates
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Septic Tank, Storm Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Double, Aggregate
Total Parking Spaces	6

Lot & Land

Lot Size	7450
Lot Size Depth	Feet
Lot Size Frontage	33
MLS^® #	R3135582
Area	Abbotsford
Neighbourhood	Aberdeen
City	Abbotsford
Postal Code	V4X 0A6
Gross Taxes	$6,721.74
Zoning	RS3

Property Timeline

Status	Date	Price
R3135582 / Active	06-12-2026	$1,499,999
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Flex Room	10'4 x 10'4 ft
Main Level	Living Room	16'3 x 16'3 ft
Main Level	Dining Room	12'7 x 12'7 ft
Main Level	Kitchen	19'1 x 19'1 ft
Main Level	Laundry	6'9 x 6'9 ft
Above Level	Primary Bedroom	13'1 x 13'1 ft
Above Level	Walk-In Closet	10'2 x 10'2 ft
Above Level	Bedroom	11'1 x 11'1 ft
Above Level	Bedroom	9'11 x 9'11 ft
Above Level	Bedroom	13'5 x 13'5 ft
Basement Level	Family Room	15'5 x 15'5 ft
Basement Level	Kitchen	10'0 x 10'0 ft
Basement Level	Living Room	8'0 x 8'0 ft
Basement Level	Bedroom	12'7 x 12'7 ft
Basement Level	Bedroom	14'9 x 14'9 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#5
Above Level	No	#5
Basement	No	#4

Listed by: Royal LePage Elite West

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
Ross Elementary School: Average 1.25 km 5.7/10

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

Private Schools

Elementary, Secondary
Mennonite Educational Institute: Above Average 6.52 km 7.7/10
Secondary
St. John Brebeuf Regional Secondary: Average 4.11 km 6.8/10

Closest Transit

Bus Stop
Fraser at Ross (WB): 2.28 km
Skytrain
West Coast Express @ Mission City Station: 13.38 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 15.8%
No Certificate/Degree: Above Average 20.1%
Owner Occupied: Average 66.1%
Employment Rate: Average 62.8%

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: $1,481,999

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 13.38 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ABERDEEN compares

This property

86 DOM

Listed

Aberdeen avg

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Abbotsford avg

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1925 Merlot Boulevard has a sell-speed score of 55/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 1.2% above comparable active properties in Aberdeen. The local market is currently a Balanced Market with a sales-to-active ratio of 13.8% — conditions are balanced. With only 458 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 V4X 0A6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4X 0A6, 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 4.9 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Abbotsford A Columbia Street, Abbotsford (~6.7 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

Schools NearBy

3 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
King Traditional Elementary School	Public	Grades Served K-5	Catchment Info —	7.0 / 10	Distance 1.23 KM
Ross Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	5.7 / 10	Distance 1.25 KM
Aberdeen Elementary	Public	Grades Served —	Catchment Info —	1.3 / 10	Distance 2.21 KM

Walkability & Transit Near 1925 Merlot Boulevard

Car-Dependent 1

Walk Score - Car-Dependent

Almost all errands require a car

Some Transit 0

Transit Score - Minimal Transit

It is possible to get on a bus

Somewhat
Bikeable 15

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 1925 Merlot Boulevard

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

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Principal & Interest

Property Taxes $560

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($300,000), the estimated monthly payment for this listing is $6,289/month — $5,729 principal & interest, $560 property tax.

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: Aug 29, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

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Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

At an estimated rental income of $5,585/month, this property runs a $895/month shortfall after mortgage and carrying costs. Break-even requires approximately 33% down.

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

Estateblock Rent Estimate for 1925 Merlot Boulevard, 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.