Home Abbotsford, BC Poplar 34085 Higginson Crescent

34085 Higginson Cres, Abbotsford BC - Single Family Residence for Sale - MLS# R2926191

Verified Account Required $●●●,●●●

Listing updated: Nov 27, 2024 at 01:15am

EstateBlock checked: Sep 11, 2026 at 09:45pm

College Meadows

5 Beds

4 Baths

3054 sqft

409 $ /sqft

2003 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Nov 27, 2024 at 01:15am

EstateBlock checked: Sep 11, 2026 at 09:45pm

Photo

VERIFIED ACCOUNT REQUIRED

Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Secondary
Abbotsford Senior Secondary School: 2 km
Elementary
Jackson Elementary School: Average 1.9 km 5.8/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary, Secondary
Dogwood School: 2.15 km
Elementary, Secondary
Dogwood School: 2.15 km

Closest Transit

Bus Stop
King at McKenzie (WB): 0.28 km
Skytrain
West Coast Express @ Mission City Station: 11.43 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 16%
No Certificate/Degree: Above Average 16.9%
Owner Occupied: Average 67.8%
Employment Rate: Below Average 44.6%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
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 (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 11.43 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How POPLAR compares

This property

71 DOM

Listed

Poplar avg

—

Abbotsford avg

—

34085 Higginson Crescent 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 V2S 7M5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2S 7M5, 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 (BC ENV 2024). Nearest station: Abbotsford Central, Abbotsford (~2.5 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 (27 nearby)

Bus stop king at mckenzie (wb) · 282 m · Transit
Bus stop king at king (eb) · 300 m · Transit
Bus stop gillis at mckenzie (sb) · 438 m · Transit

Shopping (22 nearby)

Ufv bookstore · 586 m · Bookshop
Life cycles · 630 m · Bicycle Shop
The ups store · 761 m · Post Office

Restaurants (13 nearby)

Mcdonald's · 804 m · Fast Food
Fresh slice pizza · 829 m · Fast Food
Subway · 862 m · Fast Food

Gyms (8 nearby)

Abby yoga studio · 791 m · Gym
Elements parkour · 826 m · Gym
Gems athletics cheer & tumble · 828 m · Gym

Groceries (7 nearby)

Liquorforless.com - marshall / riverside · 735 m · Beverages
Starzzz convenience · 849 m · Convenience
College park liquor store · 935 m · Beverages

Cafes (4 nearby)

The press cafe and store · 589 m · Cafe
Bubble tasty tea · 843 m · Cafe
Sprouted oven by silver hills bakery · 935 m · Cafe

Healthcare (4 nearby)

Pharmasave · 774 m · Healthcare
Walmart pharmacy · 808 m · Healthcare
Crossroads pharmacy remedy'srx · 948 m · Healthcare

Parks & Recreation (1 nearby)

Play abby · 920 m · Playground

Schools NearBy

11 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
West Coast Adventist Online School	Independent	Grades Served —	Catchment Info —	0	Distance 947 m
Alexander Elementary	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 1.31 KM
Jackson Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	5.0 / 10	Distance 1.90 KM
William A. Fraser Middle School	Public	Grades Served 6-8	Catchment Info —	6.0 / 10	Distance 1.91 KM
McMillan Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 1.98 KM
Abbotsford Senior Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.1 / 10	Distance 2.00 KM
Yale Secondary School	Public	Grades Served 9-12	Catchment Info —	6.3 / 10	Distance 2.07 KM
Abbotsford Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 2.08 KM
Abbotsford Virtual School	Public	Grades Served —	Catchment Info —	4.8 / 10	Distance 2.13 KM
Godson Elementary School	Public	Grades Served K-5	Catchment Info —	2.8 / 10	Distance 2.21 KM
Margaret Stenersen Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.93 KM

Mortgage Calculator for 34085 Higginson Crescent

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $441

Maintenance fee 0

Financing 80% of the $1,249,000 asking price over 30 years at 4% results in approximately $5,211/month in total estimated carrying costs, $441 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.

Listing data last synced: Nov 27, 2024

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $4,841/month in rental income, leaving a -$529/month cashflow at current carrying costs. Investors targeting break-even would need roughly 29% down.

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

Estateblock Rent Estimate for 34085 Higginson Crescent, 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.