Home Abbotsford, BC Abbotsford East 35485 Sandy Hill Road

35485 Sandy Hill Rd, Abbotsford BC - Single Family Residence for Sale - MLS# R3140160

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Listing updated: Aug 27, 2026 at 01:34am

EstateBlock checked: Sep 6, 2026 at 05:40am

Sandy Hill

5 Beds

3 Baths

2338 sqft

449 $ /sqft

1990 built

Closed

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This property sold for

$●●●,●●●

Listing updated: Aug 27, 2026 at 01:34am

EstateBlock checked: Sep 6, 2026 at 05:40am

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Middle
Clayburn Middle School: Above Average 0.76 km 7.1/10
Elementary
Sandy Hill Elementary School: Average 0.68 km 6.7/10

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

Private Schools

Elementary, Secondary
Abbotsford Christian School: Above Average 1 km 7.6/10
Elementary, Secondary
Abbotsford Christian School: Above Average 1 km 7.6/10

Closest Transit

Bus Stop
McKinley at Sandy Hill (NB): 0.07 km
Skytrain
West Coast Express @ Mission City Station: 8.55 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 23.4%
No Certificate/Degree: Average 14%
Owner Occupied: Above Average 75.3%
Employment Rate: Above Average 71.2%

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

55 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,038,351

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 8.55 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ABBOTSFORD EAST compares

This property

58 DOM

Listed

Abbotsford East avg

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Abbotsford avg

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35485 Sandy Hill Road has a sell-speed score of 55/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 1.1% above comparable active properties in Abbotsford East. The local market is currently a Balanced Market with a sales-to-active ratio of 13.8% — conditions are balanced. With only 458 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 V3G 1J3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3G 1J3, 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 (~5.7 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 (25 nearby)

Bus stop mckinley at sandy hill (nb) · 71 m · Transit
Bus stop sandy hill 35410 block (wb) · 194 m · Transit
Bus stop mckee at whatcom (eb) · 241 m · Transit

Schools NearBy

14 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Prince Charles Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 419 m
Sandy Hill Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	6.7 / 10	Distance 680 m
Clayburn Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	7.1 / 10	Distance 755 m
Abbotsford Christian School	Independent	Grades Served K-12	Catchment Info —	7.4 / 10	Distance 1.00 KM
Robert Bateman Secondary	Public	Grades Served —	Catchment Info —	6.6 / 10	Distance 1.07 KM
Dr Thomas A Swift Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 1.31 KM
Margaret Stenersen Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.31 KM
Auguston Traditional Elementary	Public	Grades Served —	Catchment Info —	7.1 / 10	Distance 2.39 KM
Abbotsford School Of Integrated Arts	Public	Grades Served —	Catchment Info —	8.2 / 10	Distance 2.57 KM
Irene Kelleher Totí:ltawtxw	Public	Grades Served —	Catchment Info —	7.0 / 10	Distance 2.73 KM
Yale Secondary School	Public	Grades Served 9-12	Catchment Info —	6.3 / 10	Distance 2.80 KM
Mountain Elementary School	Public	Grades Served K-5	Catchment Info —	6.7 / 10	Distance 2.86 KM
McMillan Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 2.95 KM
William A. Fraser Middle School	Public	Grades Served 6-8	Catchment Info —	6.0 / 10	Distance 2.95 KM

Walkability & Transit Near 35485 Sandy Hill Road

Car-Dependent 34

Walk Score - Car-Dependent

Most errands require a car

Some Transit 34

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 19

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Mortgage Calculator for 35485 Sandy Hill Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $445

Maintenance fee 0

A 20% down payment of $209,980 on this $1,049,900 listing yields an estimated mortgage of $4,010/month (30-year fixed, 4%). Total estimated housing cost: $4,455/month, $445 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: Aug 27, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

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/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

With $4,251/month in estimated rental income against $4,589/month in mortgage payments, the monthly cashflow is -$338/month. A 27% 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 35485 Sandy Hill 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.