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

25 2838 Livingstone Ave, Abbotsford BC - Townhouse for Sale - MLS# R3165053

7 days on the market

$589,900

Est. Mortgage $2,610/mo

Listing updated: Sep 16, 2026 at 05:04pm

EstateBlock checked: Sep 20, 2026 at 11:10pm

Gardner By Mosaic

2 Beds

2 Baths

1148 sqft

514 $ /sqft

270.09 $ Maint. fee

2019 built

NEW

7 days on the market

$589,900

Est. $2,610/mo with 20% down

Listing updated: Sep 16, 2026 at 05:04pm

EstateBlock checked: Sep 20, 2026 at 11:10pm

Photos

Exterior Front Photo of 25 2838 Livingstone Avenue, Abbotsford, BC

Exterior Rear Photo of 25 2838 Livingstone Avenue, Abbotsford, BC

Living Room Photo of 25 2838 Livingstone Avenue, Abbotsford, BC

Family Room Photo of 25 2838 Livingstone Avenue, Abbotsford, BC

Dining Area Photo of 25 2838 Livingstone Avenue, Abbotsford, BC

Kitchen Photo of 25 2838 Livingstone Avenue, Abbotsford, BC

Kitchen Island Photo of 25 2838 Livingstone Avenue, Abbotsford, BC

Pantry Photo of 25 2838 Livingstone Avenue, Abbotsford, BC

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. A great place to live or a great investment property.

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

Building Details

Price	$589,900
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

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	$589,900

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.

Map & Neighbourhood

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: $586,951

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

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

7 DOM

Listed

Abbotsford West avg

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Abbotsford avg

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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 0.5% 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 only 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 (BC ENV 2024). 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.

Nearby Restaurants, Cafes & Shops

Shopping (26 nearby)

Shoppers drug mart · 123 m · Pharmacy
Td · 161 m · Bank
Walmart pharmacy · 696 m · Pharmacy

Restaurants (26 nearby)

Pita pit · 119 m · Fast Food
Pizza 64 · 123 m · Fast Food
Barcelos flame grilled chicken · 177 m · Fast Food

Transit (21 nearby)

Bus stop maclure at livingstone (eb) · 143 m · Transit
Bus stop maclure at blue jay (wb) · 172 m · Transit
Bus stop maclure 31020 block (eb) · 373 m · Transit

Groceries (9 nearby)

Walmart supercentre · 712 m · Supermarket
Cobs bread · 721 m · Bakery
Kin's farm market · 725 m · Greengrocer

Healthcare (3 nearby)

Shoppers drug mart · 123 m · Healthcare
Walmart pharmacy · 696 m · Healthcare
The medicine shoppe · 784 m · Healthcare

Cafes (2 nearby)

Tim hortons · 731 m · Cafe
Starbucks · 942 m · Cafe

Parks & Recreation (1 nearby)

Play jungle · 922 m · Playground

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

Car-Dependent 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

Somewhat
Bikeable 64

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 25 2838 Livingstone Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $236

Maintenance fee 270.09

Financing 80% of the $589,900 asking price over 30 years at 4% results in approximately $2,759/month in total estimated carrying costs, $236 property tax, $270 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: Sep 16, 2026

Investment Cashflow Calculator

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Break Even Down Payment 0%

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Cash on Cash

This listing generates an estimated $2,214/month in rental income, leaving a -$603/month cashflow at current carrying costs. Investors targeting break-even would need roughly 42% down.

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

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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.