Home Abbotsford, BC Aberdeen 2355 Merlot Boulevard

2355 Merlot Blvd, Abbotsford BC - Single Family Residence for Sale - MLS# R3103620

163 days on the market

$1,635,000

Est. Mortgage $7,233/mo

Listing updated: Jul 16, 2026 at 09:01am

EstateBlock checked: Sep 6, 2026 at 05:40am

Pepin Brook

6 Beds

5 Baths

4030 sqft

406 $ /sqft

2012 built

163 days on the market

$1,635,000

Est. $7,233/mo with 20% down

Listing updated: Jul 16, 2026 at 09:01am

EstateBlock checked: Sep 6, 2026 at 05:40am

Photos

Exterior Front Photo of 2355 Merlot Boulevard, Abbotsford, BC

Exterior Rear Photo of 2355 Merlot Boulevard, Abbotsford, BC

Living Room Photo of 2355 Merlot Boulevard, Abbotsford, BC

Family Room Photo of 2355 Merlot Boulevard, Abbotsford, BC

Dining Area Photo of 2355 Merlot Boulevard, Abbotsford, BC

Kitchen Photo of 2355 Merlot Boulevard, Abbotsford, BC

Kitchen Island Photo of 2355 Merlot Boulevard, Abbotsford, BC

Pantry Photo of 2355 Merlot Boulevard, Abbotsford, BC

Breakfast Nook Photo of 2355 Merlot Boulevard, Abbotsford, BC

Primary Bedroom Photo of 2355 Merlot Boulevard, Abbotsford, BC

Welcome to Pepin Brook Vineyard Estates—where elegant living meets functionality! This well maintained 2 storey w basement home offers exceptional craftsmanship and high end finishings throughout. The main floor features a grand foyer, family room, dining room, and a bright open concept great room anchored by a spacious white kitchen with centre island & breakfast nook perfectly positioned to step out onto the covered deck overlooking the backyard. Upstairs, you’ll find 4 generously sized bedrooms, including a luxurious primary suite with spa-inspired ensuite, plus a rare second junior primary bedroom with its own ensuite. The fully finished basement is built for entertaining, complete with a home theatre area and a seperate 2 bedroom suite ideal for the in laws and or rental potential!

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	1
Heating Type	Forced Air, Natural Gas
Laundry	In Unit
# of Kitchens	2
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,635,000
Total Bedrooms	6
Total Bathrooms	5
Full Bathrooms	4
Half Bathrooms	1
Floor Area Total (sqft)	4030
Year Built	2012
Age Of Building	14
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Building Name	Pepin Brook
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double
Total Parking Spaces	5
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	6060
Lot Size Depth	Feet
Lot Size Frontage	65.62
MLS^® #	R3103620
Area	Abbotsford
Neighbourhood	Aberdeen
City	Abbotsford
Postal Code	V4X 0A6
Gross Taxes	$7,235.51
Zoning	RS3-A

Property Timeline

Status	Date	Price
R3103620 / Active	03-27-2026	$1,635,000

Rooms

Floor	Type	Dimensions
Main Level	Foyer	7'4 x 7'4 ft
Main Level	Kitchen	15'4 x 15'4 ft
Main Level	Living Room	17'9 x 17'9 ft
Main Level	Dining Room	12'9 x 12'9 ft
Main Level	Flex Room	12'7 x 12'7 ft
Main Level	Laundry	11'8 x 11'8 ft
Above Level	Primary Bedroom	14'9 x 14'9 ft
Above Level	Walk-In Closet	10'5 x 10'5 ft
Above Level	Bedroom	11'1 x 11'1 ft
Above Level	Bedroom	12'6 x 12'6 ft
Above Level	Bedroom	11'9 x 11'9 ft
Below	Kitchen	10'1 x 10'1 ft
Below	Dining Room	8'7 x 8'7 ft
Below	Living Room	8'7 x 8'7 ft
Below	Bedroom	12' x 12' ft
Below	Bedroom	12' x 12' ft
Below	Flex Room	15'7 x 15'7 ft
Below	Flex Room	12'8 x 12'8 ft

Bathrooms

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

Listed by: eXp Realty of Canada, Inc. & eXp Realty of Canada, Inc. & eXp Realty of Canada, Inc.

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 0.3 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 5.61 km 7.7/10
Secondary
St. John Brebeuf Regional Secondary: Average 3.38 km 6.8/10

Closest Transit

Bus Stop
Fraser at Ross (WB): 1.39 km
Skytrain
West Coast Express @ Mission City Station: 12.43 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

52 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,515,645

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 12.43 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

163 DOM

Listed

Aberdeen avg

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Abbotsford avg

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2355 Merlot Boulevard has a sell-speed score of 52/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 7.3% 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 (~6.4 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
Ross Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	5.7 / 10	Distance 300 m
Aberdeen Elementary	Public	Grades Served —	Catchment Info —	1.3 / 10	Distance 1.89 KM
King Traditional Elementary School	Public	Grades Served K-5	Catchment Info —	7.0 / 10	Distance 2.16 KM

Walkability & Transit Near 2355 Merlot Boulevard

Car-Dependent 4

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 4

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 2355 Merlot Boulevard

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $603

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $6,848/month in total housing costs on this $1,635,000 property — $6,245 mortgage payment, $603 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: Jul 16, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

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Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $5,340/month estimated rent and $7,018/month in total housing costs, this property has a -$1,678/month cashflow. Break-even down payment: approximately 42%.

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

Estateblock Rent Estimate for 2355 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.