Home Abbotsford, BC Abbotsford West Fernwood Manor 320 31850 Union Avenue

320 31850 Union Ave, Abbotsford BC V2T 4V2 – Condo for Sale – MLS® R3132737

320 31850 Union Avenue, Abbotsford, British Columbia V2T 4V2

Abbotsford Condos for Sale

159 days on the market

$199,000

Est. monthly cost $1,390/mo

Updated with MLS® - Nov 11, 2026 at 05:40pm

2 Beds

1 Baths

1005 sqft

198 $ /sqft

485 $ Maint. fee

1986 built

17.1% price reduction 39.1% cheaper than comps

Photos

This well-maintained 2 bedroom, 1 bath top-floor condo in Fernwood Manor offers excellent value for independent 55+ living. The move-in ready unit features spacious rooms throughout, a private balcony with a generously sized storage room, and an updated bathroom with a newer walk-in shower. Buying into this building provides significant added value through its extensive shared amenities. Residents have full access to an exercise room, a hobby workshop, and a large gathering room with a kitchen for hosting events. Additionally, the complex simplifies hosting visitors by offering dedicated guest suites and abundant visitor parking. This top-floor suite is an ideal option for buyers looking to secure a quiet, low-maintenance lifestyle with premium building perks, all at an excellent value.

Building 26 fields Inside & out 13 fields Lot & land 9 fields

Building Details

Price	$199,000
Total Bedrooms	2
Total Bathrooms	1
Full Bathrooms	1
Half Bathrooms	0
Floor Area Total (sqft)	1005
Year Built	1986
Age Of Building	40
Building Type	Apartment/Condo
Unit Style	Upper unit
Property Type	Residential
Architecture Style	Top Floor Unit
Stories	1
Building Amenities	Exercise Centre, Trash, Maintenance Grounds, Management, Recreation Facilities
Ownership Type	Freehold Strata
Maintenance Fee	$485
Community Features	Shopping Nearby
Amenities Nearby	Exercise Centre, Trash, Maintenance Grounds, Management, Recreation Facilities
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Underground, Aggregate
Total Parking Spaces	1
Strata Restrictions	Age Restrictions,Pets Not Allowed,Rentals Allowed,Age Restricted 55+
Pet Restrictions	No
Rental Suites	None

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Guest Suite
Fireplace	0
Heating Type	Baseboard
# of Kitchens	1
Flooring	Laminate
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
View Description	Surrounding mountains
Roof	Asphalt
Structures	Multi Family, Residential Attached

Lot & Land

Lot Size Depth	Feet
Lot Size Frontage	0
MLS^® #	R3132737
Area	Abbotsford
Neighbourhood	Abbotsford West
City	Abbotsford
Postal Code	V2T 4V2
Gross Taxes	$1,236.52
Zoning	RML

Property Timeline

Status	Date	Price
R3132737 / Active	06-05-2026	$199,000

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	8'3 x 8'3 ft
Main Level	Dining Room	10'3 x 10'3 ft
Main Level	Living Room	12'6 x 12'6 ft
Main Level	Laundry	6'7 x 6'7 ft
Main Level	Bedroom	9'3 x 9'3 ft
Main Level	Primary Bedroom	11'5 x 11'5 ft
Main Level	Storage	4'1 x 4'1 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#3

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.

About the building: Fernwood Manor

31850 Union Avenue, Abbotsford West, Abbotsford

Fernwood Manor building details

Building

Built: 1987
Homes: 60
Construction: Other, Frame - Wood
Title: Freehold Strata
Strata plan: NWS2472
Managed by: Pacific Quorum Properties
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: Recreation FacilityManagementHot WaterHeatGardeningGarbage PickupElectricityCaretaker

Bylaws on record

Pets: Not allowed
Rentals: Allowed

Market at Fernwood Manor

For sale: 4
Median ask: $215K
Median $/sqft: $200
Days on market: 114
Sold, past year: 2

This home

$198/sqft, 1% below the building median of $200.

Homes for sale at Fernwood Manor, Abbotsford Recent sold listings in Fernwood Manor, Abbotsford

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

Map, sell speed & climate

SkyTrain 9.82 km · W J Mouat Secondary School 5.7/10 · 1.49 km · crime below average · sell-speed score 66/100 (likely within weeks) · flood lower risk · wildfire moderate

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (51 nearby)

Clearbrook plaza · 131 m · Post Office
Eyemax eyecare · 152 m · Optician
Hair n care beauty studio · 186 m · Beauty Shop

Transit (47 nearby)

Bus stop south fraser at countess (wb) · 147 m · Transit
Bus stop south fraser at center (eb) · 162 m · Transit
Bus stop south fraser at countess (eb) · 166 m · Transit

Restaurants (32 nearby)

Indian rasoi curry house & pizzeria · 80 m · Fast Food
Great pizza 2 for 1 · 89 m · Fast Food
New saigon vietnamese cuisine · 136 m · Restaurant

Groceries (17 nearby)

Day to day grocery & produce · 49 m · Supermarket
Mr india meats & restaurant · 197 m · Butcher
Spice meat shop · 206 m · Butcher

Healthcare (8 nearby)

I.d.a. · 272 m · Healthcare
Matsqui pharmacy · 313 m · Healthcare
Clearbrook pharmacy · 440 m · Healthcare

Cafes (5 nearby)

Tim hortons · 269 m · Cafe
Sipp chai café · 283 m · Cafe
Rose room coffee shop · 528 m · Cafe

Gyms (1 nearby)

Abbotsford taekwondo club · 400 m · Gym

Public Schools

Middle
Colleen and Gordie Howe Middle School: Average 1.2 km 4.5/10
Secondary
W J Mouat Secondary School: Average 1.49 km 5.7/10
Elementary
Ten Broeck Elementary School: Below Average 0.29 km 3.8/10

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 1.48 km 6.8/10

Closest Transit

Bus Stop
South Fraser at Countess (WB): 0.15 km
Skytrain
West Coast Express @ Mission City Station: 9.82 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 13.1%
No Certificate/Degree: Above Average 26.6%
Owner Occupied: Average 69.6%
Employment Rate: Average 64.4%

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

66 / 100

Overall sell-speed score

Likely within weeks

A+

Price competition grade

Avg comparable: $326,760

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 9.82 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

159 DOM

Listed

320 31850 Union Avenue has a sell-speed score of 66/100, placing it in the "Expected to sell within weeks" band. The listing is priced 39.1% below comparable active properties in Abbotsford West, which is a strong competitive signal. The local market is currently a Buyer's Market with a sales-to-active ratio of 11.1% — buyers have more leverage. With 323 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.

Climate Risk for V2T 4V2

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2T 4V2, 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 (~3.3 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

19 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Ten Broeck Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	3.8 / 10	Distance 289 m
Dormick Park Elementary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 827 m
Abbotsford Traditional School	Public	Grades Served —	Catchment Info —	6.7 / 10	Distance 1.04 KM
Abbotsford Traditional Middle School	Public	Grades Served 6-8	Catchment Info —	6.0 / 10	Distance 1.09 KM
Colleen and Gordie Howe Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	4.5 / 10	Distance 1.20 KM
ASIA - North Poplar	Public	Grades Served —	Catchment Info —	4.6 / 10	Distance 1.23 KM
St. John Brebeuf Regional Secondary	Independent	Grades Served —	Catchment Info —	6.8 / 10	Distance 1.49 KM
W J Mouat Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.7 / 10	Distance 1.49 KM
John Maclure Community School	Public	Grades Served K-5	Catchment Info —	4.8 / 10	Distance 1.80 KM
Centennial Park Elementary School	Public	Grades Served K-5	Catchment Info —	5.4 / 10	Distance 1.80 KM
Bakerview Centre for Learning	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 1.96 KM
Blue Jay Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.07 KM
Clearbrook Elementary School	Public	Grades Served K-5	Catchment Info —	4.6 / 10	Distance 2.10 KM
Eugene Reimer Middle School	Public	Grades Served 6-8	Catchment Info —	4.8 / 10	Distance 2.31 KM
Harry Sayers Elementary School	Public	Grades Served K-5	Catchment Info —	4.9 / 10	Distance 2.46 KM
Rick Hansen Secondary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.47 KM
Godson Elementary School	Public	Grades Served K-5	Catchment Info —	2.8 / 10	Distance 2.70 KM
Chief Dan George Middle	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.79 KM
Abbotsford Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 2.88 KM

Walkability & Transit Near 320 31850 Union Avenue

Very Walkable 85

Walk Score - Very Walkable

Most errands can be accomplished on foot

Good Transit 53

Transit Score - Good Transit

Many nearby public transportation options

Very Bikeable 78

Bike Score - Very Bikeable

Biking is convenient for most trips

Costs & calculators

Monthly cost about $1,390/month · rent estimate $1,407/month · owning nets $233/month less than renting · cash flow if rented −$90/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 320 31850 Union Avenue

$1,390 /month

Principal & Interest $802

Property Taxes $103

Maintenance fee $485

The estimated monthly cost of 320 31850 Union Avenue, Abbotsford is $1,390: $802 principal and interest with 20% down over 30 years at 4.45%, plus $103 property tax and $485 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

−$90 /month

Mortgage Payment $802

Monthly Cash Flow −$90

Break Even Down Payment 30%

Cap Rate -0.5%

Cash on Cash -2.7%

If 320 31850 Union Avenue, Abbotsford were rented at $1,407 a month with 5% vacancy, it would fall $90 a month short of the mortgage and carrying costs; about 30% 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 320 31850 Union Avenue, Abbotsford

$1,407 / month

Rent $1,407

Own $1,390

Principal: $258/mo Interest, tax, insurance, fees: $1,132/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$216/mo (year 1) → ~$502/mo (year 20) → ~$749/mo (year 29).

Net cost to own at year 5 ~$1,132/mo About $275/mo less than renting

EstateBlock estimates 320 31850 Union Avenue, Abbotsford would rent for about $1,407 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: 320 31850 Union Avenue

Rent vs own

Owning nets $233/mo less than renting

With 20% down ($39,800) at 4.45%: $1,174/mo net cost to own in year 1 vs $1,407/mo rent

Principal paid off by year 5 $14,187

Principal paid off by year 10 $31,902

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 320 31850 Union Avenue, Abbotsford nets about $233 a month less than renting it in year 1, with $14,187 of principal paid off by year 5 and $31,902 by year 10.