Home Abbotsford, BC Matsqui 32383 Downes Road

32383 Downes Rd, Abbotsford BC – House for Sale – MLS® R3089087

32383 Downes Road, Abbotsford, British Columbia V2T 1X3

Abbotsford Houses for Sale

249 days on the market

$11,500,000

Est. Mortgage $50,876/mo

Listing updated: Jul 16, 2026 at 09:00am

EstateBlock checked: Oct 20, 2026 at 03:20pm

5 Beds

2 Baths

2688 sqft

4278 $ /sqft

Photos

Exterior photo of 32383 Downes Rd, Abbotsford, BC – MLS® R3089087

Exterior Rear Photo of 32383 Downes Road, Abbotsford, BC

Living Room Photo of 32383 Downes Road, Abbotsford, BC

Family Room Photo of 32383 Downes Road, Abbotsford, BC

Dining Area Photo of 32383 Downes Road, Abbotsford, BC

Kitchen Photo of 32383 Downes Road, Abbotsford, BC

Kitchen Island Photo of 32383 Downes Road, Abbotsford, BC

Pantry Photo of 32383 Downes Road, Abbotsford, BC

Breakfast Nook Photo of 32383 Downes Road, Abbotsford, BC

23.65 acres on Downes Rd and within the urban boundary of Abbotsford. Out of the ALR. A very unique property that deserves a keen vision for the future. Currently zoned CR Country Residential but in the OCP Land use as SSMUH-4 which allows up to 4 units per lot. The City of Abbotsford may look at higher density and or school/assembly use. The land is rolling with outstanding views to the north. There is a large ravine that dissects the property which creates several large building sites and would create a very special development. Property is currently used for farming and has a very livable older home plus several outbuildings. Very close to MEI and the soon to be built Khalsa School. Only 5 mins to the city center. Municipal water and sewer at the road. Appointments required to view the

Interior Features

Basement Finished Area (sqft)	1344
Basement Features	Full, Finished
Interior Features	Storage
Fireplace	1
Heating Type	Forced Air
# of Kitchens	1
Flooring	Laminate, Vinyl, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Garden
View Description	Matsqui Prairie and Mountains
Roof	Metal
Structures	Residential Detached

Building Details

Price	$11,500,000
Total Bedrooms	5
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	2688
Age Of Building	999
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Rancher/Bungalow w/Bsmt.
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Septic Tank
Water (WaterSource)	Well Drilled
Parking Type	Carport Multiple
Rental Suites	None

Lot & Land

Lot Size	23.65
Lot Size Depth	Metres
Lot Size Frontage	1343.98
MLS^® #	R3089087
Area	Abbotsford
Neighbourhood	Matsqui
City	Abbotsford
Postal Code	V2T 1X3
Gross Taxes	$1,103.63
Zoning	CR

Property Timeline

Status	Date	Price
R3089087 / Active	02-13-2026	$11,500,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	10' x 10' ft
Main Level	Living Room	18' x 18' ft
Main Level	Bedroom	11'8 x 11'8 ft
Main Level	Bedroom	10'10 x 10'10 ft
Main Level	Bedroom	11'2 x 11'2 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	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

Middle
Colleen and Gordie Howe Middle School: Average 1.81 km 4.5/10
Elementary
Clearbrook Elementary School: Average 1.03 km 4.6/10
Secondary
W J Mouat Secondary School: Average 1.69 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
Cornerstone Christian School: Average 0.9 km 6.5/10
Elementary, Secondary
Mennonite Educational Institute: Above Average 1.35 km 7.7/10

Closest Transit

Bus Stop
Chilcotin at Nicola (SB): 0.74 km
Skytrain
West Coast Express @ Mission City Station: 6.81 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 17.3%
No Certificate/Degree: Above Average 21.1%
Owner Occupied: Below Average 45.9%
Employment Rate: Average 58.5%

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

36 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $-81,960,500

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 6.81 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 MATSQUI compares

This property

249 DOM

Listed

Matsqui avg

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Abbotsford avg

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32383 Downes Road has a sell-speed score of 36/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 812.7% above comparable active properties in Matsqui. 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 could take longer than the area average to sell.

Climate Risk for V2T 1X3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2T 1X3, 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 4.4 µg/m³ — meets WHO 2021 guideline. Nearest station: Abbotsford Central, Abbotsford (~3.8 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

Transit (5 nearby)

Bus stop chilcotin at nicola (sb) · 736 m · Transit
Bus stop qualicum street at qualicum place (sb) · 769 m · Transit
Bus stop chilcotin 32770 block (wb) · 816 m · Transit

Cafes (1 nearby)

Pioneer corner · 981 m · Cafe

Schools NearBy

12 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Dr. Roberta Bondar Elementary School	Public	Grades Served K-5	Catchment Info —	5.6 / 10	Distance 649 m
Cornerstone Christian School	Independent	Grades Served K-9	Catchment Info —	6.5 / 10	Distance 899 m
Clearbrook Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	4.6 / 10	Distance 1.03 KM
Chief Dan George Middle	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 1.31 KM
Mennonite Educational Institute	Independent	Grades Served K-12	Catchment Info —	7.4 / 10	Distance 1.35 KM
W J Mouat Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.7 / 10	Distance 1.69 KM
Colleen and Gordie Howe Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	4.5 / 10	Distance 1.81 KM
John Maclure Community School	Public	Grades Served K-5	Catchment Info —	4.8 / 10	Distance 2.13 KM
Harry Sayers Elementary School	Public	Grades Served K-5	Catchment Info —	4.9 / 10	Distance 2.19 KM
Rick Hansen Secondary	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.62 KM
Terry Fox Elementary School	Public	Grades Served K-5	Catchment Info —	3.3 / 10	Distance 2.65 KM
Eugene Reimer Middle School	Public	Grades Served 6-8	Catchment Info —	4.8 / 10	Distance 2.75 KM

Walkability & Transit Near 32383 Downes Road

Car-Dependent 12

Walk Score - Car-Dependent

Almost all errands require a car

Some Transit 22

Transit Score - Minimal Transit

It is possible to get on a bus

Somewhat
Bikeable 32

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 32383 Downes Road

/month

Principal & Interest

Property Taxes $92

Maintenance fee 0

A 20% down payment of $2,300,000 on this $11,500,000 listing yields an estimated mortgage of $43,922/month (30-year fixed, 4%). Total estimated housing cost: $44,014/month, $92 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

With $22,724/month in estimated rental income against $44,588/month in mortgage payments, the monthly cashflow is -$21,864/month. A 60% down payment would reach break-even.

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

Estateblock Rent Estimate for 32383 Downes Road, 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.