Home Abbotsford, BC Abbotsford West 31022 Headwater Place

31022 Headwater Pl, Abbotsford BC – House for Sale – MLS® R3103554

31022 Headwater Place, Abbotsford, British Columbia V2T 0G4

Abbotsford Houses for Sale

208 days on the market

$1,649,999

Est. Mortgage $7,300/mo

Listing updated: Sep 28, 2026 at 10:57am

EstateBlock checked: Oct 21, 2026 at 02:10pm

8 Beds

6 Baths

4224 sqft

391 $ /sqft

2017 built

Photos

Exterior photo of 31022 Headwater Pl, Abbotsford, BC – MLS® R3103554

Exterior Rear Photo of 31022 Headwater Place, Abbotsford, BC

Living Room Photo of 31022 Headwater Place, Abbotsford, BC

Family Room Photo of 31022 Headwater Place, Abbotsford, BC

Dining Area Photo of 31022 Headwater Place, Abbotsford, BC

Kitchen Photo of 31022 Headwater Place, Abbotsford, BC

Kitchen Island Photo of 31022 Headwater Place, Abbotsford, BC

Pantry Photo of 31022 Headwater Place, Abbotsford, BC

Breakfast Nook Photo of 31022 Headwater Place, Abbotsford, BC

Primary Bedroom Photo of 31022 Headwater Place, Abbotsford, BC

Primary Bathroom Photo of 31022 Headwater Place, Abbotsford, BC

Walk-In Closet Photo of 31022 Headwater Place, Abbotsford, BC

Bedroom 2 Photo of 31022 Headwater Place, Abbotsford, BC

Bedroom 3 Photo of 31022 Headwater Place, Abbotsford, BC

Bedroom 4 Photo of 31022 Headwater Place, Abbotsford, BC

Guest Bathroom Photo of 31022 Headwater Place, Abbotsford, BC

Powder Room Photo of 31022 Headwater Place, Abbotsford, BC

Office / Den Photo of 31022 Headwater Place, Abbotsford, BC

Loft / Bonus Room Photo of 31022 Headwater Place, Abbotsford, BC

Basement Recreation Room Photo of 31022 Headwater Place, Abbotsford, BC

Laundry Room Photo of 31022 Headwater Place, Abbotsford, BC

Mudroom Photo of 31022 Headwater Place, Abbotsford, BC

Entry Foyer Photo of 31022 Headwater Place, Abbotsford, BC

Hallway Photo of 31022 Headwater Place, Abbotsford, BC

Staircase Photo of 31022 Headwater Place, Abbotsford, BC

Garage Interior Photo of 31022 Headwater Place, Abbotsford, BC

Outdoor Patio Photo of 31022 Headwater Place, Abbotsford, BC

Outdoor Deck Photo of 31022 Headwater Place, Abbotsford, BC

Backyard Photo of 31022 Headwater Place, Abbotsford, BC

Front Yard Photo of 31022 Headwater Place, Abbotsford, BC

Garden / Landscaping Photo of 31022 Headwater Place, Abbotsford, BC

Swimming Pool Photo of 31022 Headwater Place, Abbotsford, BC

Hot Tub / Spa Photo of 31022 Headwater Place, Abbotsford, BC

Outdoor Kitchen Photo of 31022 Headwater Place, Abbotsford, BC

Aerial View of 31022 Headwater Place, Abbotsford, BC

Street View Photo of 31022 Headwater Place, Abbotsford, BC

Neighborhood Park Photo Near 31022 Headwater Place, Abbotsford, BC

Community Amenities Photo (Clubhouse) of 31022 Headwater Place, Abbotsford, BC

Fitness Center Photo Near 31022 Headwater Place, Abbotsford, BC

Playground / Recreational Area Near 31022 Headwater Place, Abbotsford, BC

Stunning 3-storey home located in one of West Abbotsford’s most sought-after neighborhoods. This well-crafted and well-maintained property offers four spacious bedrooms on the upper level. The main floor features a bright, open layout with a family room, a bedroom with a full bathroom, and a modern kitchen with stainless steel appliances, granite countertops, and a spice kitchen. The home also includes an AC unit for year-round comfort, along with a dining nook. Includes 2-bedroom and 1-bedroom basement suites, both with separate entries. Private walk-out backyard, large sundeck, rectangular lot, and main-level entry from the driveway. Close to schools, shopping, and amenities.

Interior Features

Basement Finished Area (sqft)	1393
Basement Features	Full, Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	1
Heating Type	Forced Air, Natural Gas
# of Kitchens	4
Flooring	Laminate, Tile, Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony, Private Yard
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,649,999
Total Bedrooms	8
Total Bathrooms	6
Full Bathrooms	6
Half Bathrooms	0
Floor Area Total (sqft)	4224
Year Built	2017
Age Of Building	9
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Front Access, Concrete
Total Parking Spaces	6
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	4973
Lot Size Depth	Feet
Lot Size Frontage	46
MLS^® #	R3103554
Area	Abbotsford
Neighbourhood	Abbotsford West
City	Abbotsford
Postal Code	V2T 0G4
Gross Taxes	$7,200.11
Zoning	RS-5A

Property Timeline

Status	Date	Price
R3103554 / Active	03-27-2026	$1,649,999

Rooms

Floor	Type	Dimensions
Main Level	Living Room	13'2 x 13'2 ft
Main Level	Kitchen	13'4 x 13'4 ft
Main Level	Dining Room	10'8 x 10'8 ft
Main Level	Nook	13'4 x 13'4 ft
Main Level	Wok Kitchen	7'6 x 7'6 ft
Main Level	Family Room	13'4 x 13'4 ft
Main Level	Bedroom	10'6 x 10'6 ft
Main Level	Laundry	10'6 x 10'6 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#3
Above Level	Yes	#5
Above Level	Yes	#4
Above Level	No	#4
Basement	No	#4

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
Blue Jay Elementary School: Average 0.68 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 1.89 km 7.7/10
Secondary
St. John Brebeuf Regional Secondary: Average 1.48 km 6.8/10

Closest Transit

Bus Stop
Townline at Firhill (SB): 0.35 km
Skytrain
West Coast Express @ Mission City Station: 8.94 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 19.2%
No Certificate/Degree: Above Average 26.5%
Owner Occupied: Average 73.1%
Employment Rate: Above Average 69.6%

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

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 8.94 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

208 DOM

Listed

Abbotsford West avg

—

Abbotsford avg

—

31022 Headwater Place has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. The local market is currently a Balanced Market with a sales-to-active ratio of 12.8% — conditions are balanced. With only 438 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 0G4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2T 0G4, 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 (~5.5 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

Transit (23 nearby)

Bus stop townline at firhill (sb) · 350 m · Transit
Bus stop townline at ridgeview (nb) · 383 m · Transit
Bus stop blue jay at blueridge (sb) · 451 m · Transit

Shopping (13 nearby)

Bliss hair design · 659 m · Hairdresser
Minty nails · 674 m · Beauty Shop
The penalty box skate shop · 677 m · Sports Shop

Groceries (4 nearby)

Manohar vegetarian bakery · 663 m · Bakery
Blueridge liquor store · 666 m · Beverages
Dhesi meat · 713 m · Butcher

Restaurants (4 nearby)

Chandigarh restaurant and rar · 663 m · Restaurant
First choice pizza · 685 m · Fast Food
Super star veggie pizza · 954 m · Fast Food

Healthcare (1 nearby)

Guardian · 708 m · Healthcare

Schools NearBy

13 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Eugene Reimer Middle School	Public	Grades Served 6-8	Catchment Info —	4.8 / 10	Distance 201 m
Rick Hansen Secondary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 377 m
Blue Jay Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	5.0 / 10	Distance 676 m
Harry Sayers Elementary School	Public	Grades Served K-5	Catchment Info —	4.9 / 10	Distance 802 m
Dave Kandal Elementary	Public	Grades Served —	Catchment Info —	4.9 / 10	Distance 1.14 KM
St. John Brebeuf Regional Secondary	Independent	Grades Served —	Catchment Info —	6.8 / 10	Distance 1.48 KM
Mennonite Educational Institute	Independent	Grades Served K-12	Catchment Info —	7.4 / 10	Distance 1.89 KM
Clearbrook Elementary School	Public	Grades Served K-5	Catchment Info —	4.6 / 10	Distance 2.06 KM
Colleen and Gordie Howe Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 2.13 KM
Ten Broeck Elementary School	Public	Grades Served K-5	Catchment Info —	3.8 / 10	Distance 2.14 KM
Abbotsford Traditional School	Public	Grades Served —	Catchment Info —	6.7 / 10	Distance 2.41 KM
Abbotsford Traditional 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 2.70 KM

Walkability & Transit Near 31022 Headwater Place

Car-Dependent 38

Walk Score - Car-Dependent

Most errands require a car

Some Transit 43

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 36

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 31022 Headwater Place

/month

Principal & Interest

Property Taxes $600

Maintenance fee 0

Financing 80% of the $1,649,999 asking price over 30 years at 4% results in approximately $6,902/month in total estimated carrying costs, $600 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.

Investment Cashflow Calculator

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $5,378/month in rental income, leaving a -$1,695/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 31022 Headwater Place, Abbotsford

Buy Vs Rent Calculator

— / month

Rent —

Own —

Principal: — Interest, tax, insurance, fees: —

Rent vs own

—

Principal paid off by year 5 —

Principal paid off by year 10 —

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.