Home Abbotsford, BC Abbotsford West Gardner by Mosaic 25 2838 Livingstone Avenue

25 2838 Livingstone Ave, Abbotsford BC V2T 0J1 – Townhouse for Sale – MLS® R3165053

25 2838 Livingstone Avenue, Abbotsford, British Columbia V2T 0J1

Abbotsford Townhouses for Sale

58 days on the market

$569,900

Est. monthly cost $2,803/mo

Updated with MLS® - Nov 11, 2026 at 11:45pm

Gardner By Mosaic

2 Beds

2 Baths

1148 sqft

496 $ /sqft

270.09 $ Maint. fee

2019 built

Photos

Welcome to Gardner by the reputable developer Mosaic. This 6 year young townhome was built in 2020 and features 2 generous sized bedrooms, 2 bathrooms, and a bright, spacious open floor plan. The main floor features an open floor plan living and dining room, bright, light finishings and lots of natural light, plus kitchen with stainless steel appliances and lots of cupboard space. Step outside on to your main floor balcony ready for your BBQ. Upstairs you will find 2 large bedrooms and a 4 piece bathroom. Additional features include a 1 car garage plus outdoor parking pad, very easy highway 1 access, AAA anchored strip mall outside your door, a quick walk to High Street shopping mall, parks and public transit. Downstairs stairs carpet will be replaced by Owners.

Building 28 fields Inside & out 10 fields Lot & land 9 fields

Building Details

Price	$569,900
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	1148
Year Built	2019
Age Of Building	7
Building Type	Townhouse
Property Type	Residential
Architecture Style	3 Storey
Stories	3
Building Amenities	Trash, Maintenance Grounds, Management, Snow Removal
Building Name	Gardner By Mosaic
Ownership Type	Freehold Strata
Maintenance Fee	$270.09
Community Features	Shopping Nearby
Amenities Nearby	Trash, Maintenance Grounds, Management, Snow Removal
Utility Type	Community, Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Additional Parking, Garage Single, Guest
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allowed
Pet Restrictions	Cats OK, Dogs OK, Yes With Restrictions
Rental Restrictions	100
Rental Suites	None
Units In Development	77

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Heating Type	Baseboard, Electric
Laundry	In Unit
# of Kitchens	1
Flooring	Laminate, Carpet
Foundation	Concrete Perimeter

Exterior Features

Roof	Asphalt
Structures	Residential Attached

Lot & Land

Lot Size Depth	Feet
Lot Size Frontage	0
MLS^® #	R3165053
Area	Abbotsford
Neighbourhood	Abbotsford West
City	Abbotsford
Postal Code	V2T 0J1
Gross Taxes	$2,836.57
Zoning	N38

Property Timeline

Status	Date	Price
R3165053 / Active	09-14-2026	$569,900

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	17'3 x 17'3 ft
Main Level	Dining Room	8'5 x 8'5 ft
Main Level	Living Room	14'4 x 14'4 ft
Above Level	Primary Bedroom	12'11 x 12'11 ft
Above Level	Bedroom	10'10 x 10'10 ft
Below	Foyer	8'0 x 8'0 ft

Bathrooms

Floor	Ensuite	Pieces
Above Level	No	#4
Below	No	#3

Listed by: Homelife Advantage Realty Ltd.

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: Gardner by Mosaic

2838 Livingstone Avenue, Abbotsford West, Abbotsford

Gardner by Mosaic building details

Building

Built: 2020
Homes: 77 in 3 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: EPS5754
Managed by: Peninsula Strata Management
Parking: Garage: Single
Lockers: Limited
Strata fee covers: Snow removalManagementGardeningGarbage Pickup

Bylaws on record

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

Market at Gardner by Mosaic

For sale: 2
Median ask: $600K
Median $/sqft: $494
Days on market: 41
Sold, past year: 6

This home

$496/sqft, in line with the building median of $494.

Structural warranty runs to 2030 under BC's 2-5-10 new-home warranty.

Homes for sale at Gardner by Mosaic, Abbotsford Recent sold listings in Gardner by Mosaic, Abbotsford

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

Map, sell speed & climate

SkyTrain 10.13 km · crime below average · sell-speed score 54/100 (moderate pace) · flood lower risk · wildfire moderate

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (26 nearby)

Shoppers drug mart · 122 m · Pharmacy
Td · 159 m · Bank
Walmart pharmacy · 694 m · Pharmacy

Restaurants (26 nearby)

Pita pit · 118 m · Fast Food
Pizza 64 · 121 m · Fast Food
Barcelos flame grilled chicken · 175 m · Fast Food

Transit (21 nearby)

Bus stop maclure at livingstone (eb) · 142 m · Transit
Bus stop maclure at blue jay (wb) · 170 m · Transit
Bus stop maclure 31020 block (eb) · 373 m · Transit

Groceries (9 nearby)

Walmart supercentre · 711 m · Supermarket
Cobs bread · 720 m · Bakery
Kin's farm market · 724 m · Greengrocer

Healthcare (3 nearby)

Shoppers drug mart · 122 m · Healthcare
Walmart pharmacy · 694 m · Healthcare
The medicine shoppe · 784 m · Healthcare

Cafes (2 nearby)

Tim hortons · 730 m · Cafe
Starbucks · 940 m · Cafe

Parks & Recreation (1 nearby)

Play jungle · 920 m · Playground

Public Schools

Elementary
Blue Jay Elementary School: Average 0.55 km 5/10

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 3.01 km 7.7/10
Secondary
St. John Brebeuf Regional Secondary: Average 0.65 km 6.8/10

Closest Transit

Bus Stop
MacLure at Livingstone (EB): 0.14 km
Skytrain
West Coast Express @ Mission City Station: 10.13 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 15.9%
No Certificate/Degree: Above Average 28.7%
Owner Occupied: Average 71.1%
Employment Rate: Above Average 69.4%

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

54 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $566,433

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 10.13 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 ABBOTSFORD WEST compares

This property

58 DOM

Listed

25 2838 Livingstone Avenue has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 0.6% above comparable active properties in Abbotsford West. The local market is currently a Balanced Market with a sales-to-active ratio of 17.8% — conditions are balanced. With 241 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 V2T 0J1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2T 0J1, 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. Nearest station: Abbotsford A Columbia Street, Abbotsford (~4.8 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.

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Blue Jay Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	5.0 / 10	Distance 551 m
St. John Brebeuf Regional Secondary	Independent	Grades Served —	Catchment Info —	6.8 / 10	Distance 652 m
Eugene Reimer Middle School	Public	Grades Served 6-8	Catchment Info —	4.8 / 10	Distance 1.34 KM
Rick Hansen Secondary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 1.57 KM
Abbotsford Traditional Middle School	Public	Grades Served 6-8	Catchment Info —	6.0 / 10	Distance 1.61 KM
Abbotsford Traditional School	Public	Grades Served —	Catchment Info —	6.7 / 10	Distance 1.61 KM
Dave Kandal Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 1.67 KM
Ten Broeck Elementary School	Public	Grades Served K-5	Catchment Info —	3.8 / 10	Distance 1.83 KM
Harry Sayers Elementary School	Public	Grades Served K-5	Catchment Info —	4.9 / 10	Distance 1.94 KM
Colleen and Gordie Howe Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 2.49 KM
Ross Elementary School	Public	Grades Served K-7	Catchment Info —	5.7 / 10	Distance 2.64 KM
Clearbrook Elementary School	Public	Grades Served K-5	Catchment Info —	4.6 / 10	Distance 2.83 KM
Dormick Park Elementary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.89 KM
ASIA - North Poplar	Public	Grades Served —	Catchment Info —	4.6 / 10	Distance 2.98 KM

Walkability & Transit Near 25 2838 Livingstone Avenue

Somewhat Walkable 59

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 43

Transit Score - Some Transit

A few nearby public transportation options

Bikeable 64

Bike Score - Bikeable

Some bike infrastructure

Costs & calculators

Monthly cost about $2,803/month · rent estimate $2,252/month · owning nets $68/month less than renting · cash flow if rented −$720/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 25 2838 Livingstone Avenue

$2,803 /month

Principal & Interest $2,297

Property Taxes $236

Maintenance fee $270

The estimated monthly cost of 25 2838 Livingstone Avenue, Abbotsford is $2,803: $2,297 principal and interest with 20% down over 30 years at 4.45%, plus $236 property tax and $270 strata 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

−$720 /month

Mortgage Payment $2,297

Monthly Cash Flow −$720

Break Even Down Payment 46%

Cap Rate -1.5%

Cash on Cash -7.6%

If 25 2838 Livingstone Avenue, Abbotsford were rented at $2,252 a month with 5% vacancy, it would fall $720 a month short of the mortgage and carrying costs; about 46% down would break even.

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

Estateblock Rent Estimate for 25 2838 Livingstone Avenue, Abbotsford

$2,252 / month

Rent $2,252

Own $2,803

Principal: $739/mo Interest, tax, insurance, fees: $2,064/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$618/mo (year 1) → ~$1,438/mo (year 20) → ~$2,145/mo (year 29).

Net cost to own at year 5 ~$2,064/mo About $188/mo less than renting

EstateBlock estimates 25 2838 Livingstone Avenue, Abbotsford would rent for about $2,252 a month.

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.

Rent vs own: 25 2838 Livingstone Avenue

Rent vs own

Owning nets $68/mo less than renting

With 20% down ($113,980) at 4.45%: $2,184/mo net cost to own in year 1 vs $2,252/mo rent

Principal paid off by year 5 $40,629

Principal paid off by year 10 $91,361

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Owning 25 2838 Livingstone Avenue, Abbotsford nets about $68 a month less than renting it in year 1, with $40,629 of principal paid off by year 5 and $91,361 by year 10.