Home Abbotsford, BC Central Abbotsford 34165 Gladys Avenue

34165 Gladys Ave, Abbotsford BC – Land for Sale – MLS® R3149675

34165 Gladys Avenue, Abbotsford, British Columbia V2S 2E8

89 days on the market

$639,000

Est. Mortgage $2,827/mo

Listing updated: Sep 14, 2026 at 08:29pm

EstateBlock checked: Oct 21, 2026 at 05:30am

0 sqft

58.3% cheaper than comps

Photos

Exterior photo of 34165 Gladys Ave, Abbotsford, BC – MLS® R3149675

Exterior Rear Photo of 34165 Gladys Avenue, Abbotsford, BC

Living Room Photo of 34165 Gladys Avenue, Abbotsford, BC

ALMOST ½ ACRE! Exceptional investment opportunity on the rapidly growing Gladys Avenue corridor. This prime development parcel offers nearly half an acre with over 145 feet of frontage, providing outstanding redevelopment potential. Ideally situated near News Urban Homes, Mill Tower, MCC Plaza, Correctional Service Canada offices, and other major commercial amenities. All municipal services are available at the lot line. Excellent holding or development property with potential for apartment development under the OCP, or explore opportunities for a large fourplex or sixplex (buyer to verify with the City).

Exterior Features

Structures	Land Only

Building Details

Price	$639,000
Property Type	Land
Ownership Type	Freehold NonStrata
Utility Type	Sanitary Sewer At Lot Line, Storm Sewer At Lot Line, Electricity At Lot Line, Natural Gas At Lot Line, Phone Nearby, Cable Available
Water (WaterSource)	Public

Lot & Land

Lot Size	19166
Lot Size Depth	Feet
Lot Size Frontage	145
MLS^® #	R3149675
Area	Abbotsford
Neighbourhood	Central Abbotsford
City	Abbotsford
Postal Code	V2S 2E8
Gross Taxes	$2,853.13
Zoning	SR SR

Property Timeline

Status	Date	Price
R3149675 / Active	07-24-2026	$639,000
to view full Property History (6 earlier records)

Listed by: Sutton Group-West Coast Realty

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
Margaret Stenersen Elementary School: Average 1.71 km 5/10
Middle
William A. Fraser Middle School: Average 1.09 km 6/10
Secondary
Yale Secondary School: Average 1.05 km 6.3/10

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

Private Schools

Elementary,Secondary
West Coast Adventist Online School: 1.68 km
Elementary,Secondary
West Coast Adventist Online School: 1.68 km

Closest Transit

Bus Stop
Gladys at Serl (WB): 0.03 km
Skytrain
West Coast Express @ Mission City Station: 10.23 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 18.3%
No Certificate/Degree: Average 14.4%
Owner Occupied: Average 70.9%
Employment Rate: Average 64.1%

Noise/ Power Lines

Road/Hwy Noise: Possible
Railway/Sky train Noise: Possible
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

78 / 100

Overall sell-speed score

Likely within 1–3 weeks

A+

Price competition grade

Avg comparable: $1,011,537

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Possible — near transit

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How CENTRAL ABBOTSFORD compares

This property

89 DOM

Listed

Central Abbotsford avg

—

Abbotsford avg

—

34165 Gladys Avenue has a sell-speed score of 78/100, placing it in the "Expected to sell within 1–3 weeks" band. The listing is priced 58.3% below comparable active properties in Central Abbotsford, which is a strong competitive signal. 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 likely to attract offers within 1–3 weeks.

Climate Risk for V2S 2E8

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2S 2E8, 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 (~2.3 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.

Nearby Restaurants, Cafes & Shops

Transit (44 nearby)

Bus stop gladys at serl (wb) · 26 m · Transit
Bus stop gladys at lumar (wb) · 309 m · Transit
Bus stop old yale at hyatt (eb) · 393 m · Transit

Shopping (26 nearby)

Ambition salon · 244 m · Hairdresser
Alter ego e-bike factory outlet · 273 m · Bicycle Shop
Plato's closet · 277 m · Clothes

Restaurants (10 nearby)

Subway · 745 m · Fast Food
Fatburger express · 745 m · Fast Food
Kfc · 757 m · Fast Food

Gyms (10 nearby)

Splitz gymnastics · 278 m · Gym
Peak athletics · 314 m · Gym
Tnt fitness · 319 m · Gym

Groceries (6 nearby)

Field house tasting room · 271 m · Beverages
Mackenzie mini-mart · 420 m · Convenience
Liquorforless.com - marshall / riverside · 605 m · Beverages

Cafes (4 nearby)

Starbucks · 645 m · Cafe
Common place café · 723 m · Cafe
City blends coffee · 857 m · Cafe

Healthcare (4 nearby)

Pharmasave · 476 m · Healthcare
Save-on-foods pharmacy #904 · 671 m · Healthcare
Crossroads pharmacy remedy'srx · 718 m · Healthcare

Parks & Recreation (1 nearby)

Play abby · 338 m · Playground

Schools NearBy

16 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Alexander Elementary	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 714 m
Abbotsford Virtual School	Public	Grades Served —	Catchment Info —	4.8 / 10	Distance 961 m
Yale Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	6.3 / 10	Distance 1.05 KM
William A. Fraser Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.0 / 10	Distance 1.09 KM
McMillan Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 1.33 KM
Abbotsford Senior Secondary School	Public	Grades Served 9-12	Catchment Info —	5.1 / 10	Distance 1.65 KM
West Coast Adventist Online School	Independent	Grades Served —	Catchment Info —	N/A	Distance 1.68 KM
Margaret Stenersen Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	5.0 / 10	Distance 1.71 KM
Abbotsford Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 1.85 KM
Godson Elementary School	Public	Grades Served K-5	Catchment Info —	2.8 / 10	Distance 2.10 KM
Terry Fox Elementary School	Public	Grades Served K-5	Catchment Info —	3.3 / 10	Distance 2.39 KM
Jackson Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.41 KM
Irene Kelleher Totí:ltawtxw	Public	Grades Served —	Catchment Info —	7.0 / 10	Distance 2.60 KM
Abbotsford Christian School	Independent	Grades Served K-12	Catchment Info —	7.4 / 10	Distance 2.83 KM
Centennial Park Elementary School	Public	Grades Served K-5	Catchment Info —	5.4 / 10	Distance 2.88 KM
Dr Thomas A Swift Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.89 KM

Walkability & Transit Near 34165 Gladys Avenue

Car-Dependent 67

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 54

Transit Score - Good Transit

Many nearby public transportation options

Somewhat
Bikeable 30

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 34165 Gladys Avenue

/month

Principal & Interest

Property Taxes $238

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($127,800), the estimated monthly payment for this listing is $2,679/month — $2,441 principal & interest, $238 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

At an estimated rental income of $2,335/month, this property runs a $450/month shortfall after mortgage and carrying costs. Break-even requires approximately 35% down.

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

Estateblock Rent Estimate for 34165 Gladys Avenue, 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.