Home Abbotsford, BC Central Abbotsford Yale Crossing 401 2632 Pauline Street

401 2632 Pauline St, Abbotsford BC V2S 0C9 – Condo for Sale – MLS® R3182290

401 2632 Pauline Street, Abbotsford, British Columbia V2S 0C9

Abbotsford Condos for Sale

1 day on the market

$409,900

Est. monthly cost $2,201/mo

Updated with MLS® - Nov 11, 2026 at 10:45am

Yale Crossing

2 Beds

2 Baths

968 sqft

423 $ /sqft

369.23 $ Maint. fee

2009 built

NEW

Photos

Welcome to the top floor of Yale Crossing, where this bright 968 sq ft, two bed, two bath home pairs comfortable living w/ downtown convenience. A skylit foyer & 10 ft ceilings throughout create a sense of space from the moment you step inside. Crown mouldings & pendant lighting add character to the open living & dining area & the contemporary kitchen features espresso cabinetry, a granite breakfast bar, stainless appliances & tile backsplash. The primary bedroom opens to an ensuite w/ deep soaker tub, glass shower & double vanity. A second bedroom w/ a large closet suits guests or a home office. Enjoy treetop & city views from the balcony. Added conveniences include in-suite laundry & storage, A/C, underground parking & a bike room, all in the heart of downtown Abbotsford.

Building 27 fields Inside & out 15 fields Lot & land 7 fields

Building Details

Price	$409,900
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	968
Year Built	2009
Age Of Building	17
Building Type	Apartment/Condo
Unit Style	Upper unit
Property Type	Residential
Architecture Style	Top Floor Unit
Stories	1
Building Amenities	Bike Room, Trash, Maintenance Grounds, Hot Water, Management, Sewer, Snow Removal, Water
Building Name	Yale Crossing
Ownership Type	Freehold Strata
Maintenance Fee	$369.23
Community Features	Shopping Nearby
Amenities Nearby	Bike Room, Trash, Maintenance Grounds, Hot Water, Management, Sewer, Snow Removal, Water
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Under Building, Guest, Garage Door Opener
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns,Smoking Restrictions
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Units In Development	60

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave
Interior Features	Elevator
Fireplace	1
Heating Type	Baseboard, Electric
Cooling	Air Conditioning
Laundry	In Unit
# of Kitchens	1
Flooring	Laminate, Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
View Description	City
Roof	Torch-On
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3182290
Area	Abbotsford
Neighbourhood	Central Abbotsford
City	Abbotsford
Postal Code	V2S 0C9
Gross Taxes	$2,165.39
Zoning	C7

Property Timeline

Status	Date	Price
R3182290 / Active	11-10-2026	$409,900
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	9'3 x 9'3 ft
Main Level	Dining Room	13'8 x 13'8 ft
Main Level	Living Room	16'7 x 16'7 ft
Main Level	Primary Bedroom	11'9 x 11'9 ft
Main Level	Walk-In Closet	7'9 x 7'9 ft
Main Level	Bedroom	10'3 x 10'3 ft
Main Level	Laundry	7'9 x 7'9 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4
Main Level	Yes	#5

Listed by: Oakwyn Realty Ltd.

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: Yale Crossing

2632 Pauline Street, Central Abbotsford, Abbotsford

Yale Crossing building details

Building

Built: 2009
Homes: 56 in 4 storeys
Construction: Frame - Wood, Frame - Metal
Title: Freehold Strata
Strata plan: BCS3562
Managed by: Rancho
Parking: Garage: Underground
Lockers: Limited
Strata fee covers: ManagementGardeningGarbage Pickup

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 1
Rentals: Allowed

Market at Yale Crossing

For sale: 5
Median ask: $410K
Median $/sqft: $475
Days on market: 43
Sold, past year: 4

This home

$423/sqft, 10.9% below the building median of $475.

Homes for sale at Yale Crossing, Abbotsford Recent sold listings in Yale Crossing, Abbotsford

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

Map, sell speed & climate

SkyTrain 9.40 km · W J Mouat Secondary School 5.7/10 · 2.9 km · crime below average · sell-speed score 41/100 (may take longer) · flood lower risk · wildfire moderate

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (80 nearby)

Spa pure · 17 m · Beauty Shop
Browtique · 22 m · Beauty Shop
Hair by d · 26 m · Hairdresser

Transit (50 nearby)

Bus stop essendene at pauline (wb) · 61 m · Transit
Bus stop george ferguson at mccallum (eb) · 80 m · Transit
Bus stop george ferguson at mccallum (wb) · 104 m · Transit

Restaurants (34 nearby)

Sushi parlor japanese restaurant · 24 m · Restaurant
La reina dt · 86 m · Restaurant
Amici wine bar osteria & enoteca · 92 m · Restaurant

Groceries (16 nearby)

Oldhand cafe and bakery · 22 m · Bakery
Alpha grocery · 80 m · Convenience
Caffé gelato bar · 97 m · Beverages

Cafes (14 nearby)

Oldhand cafe and bakery · 22 m · Cafe
Aurora café + roastery · 89 m · Cafe
Caffé gelato bar · 97 m · Cafe

Healthcare (5 nearby)

Montrose pharmacy · 279 m · Healthcare
Mccallum pharmacy · 300 m · Healthcare
The medicine shoppe · 476 m · Healthcare

Gyms (4 nearby)

Original hot yoga abbotsford · 160 m · Gym
Haven yoga & wellness · 320 m · Gym
Genesis martial arts · 919 m · Gym

Public Schools

Secondary
W J Mouat Secondary School: Average 2.9 km 5.7/10
Elementary
Terry Fox Elementary School: Below Average 1.19 km 3.3/10

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: 2 km
Elementary,Secondary
West Coast Adventist Online School: 2 km

Closest Transit

Bus Stop
Essendene at Pauline (WB): 0.06 km
Skytrain
West Coast Express @ Mission City Station: 9.40 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 13.9%
No Certificate/Degree: Above Average 19.3%
Owner Occupied: Above Average 75.9%
Employment Rate: Below Average 49.4%

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

41 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $399,881

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 9.40 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 CENTRAL ABBOTSFORD compares

This property

1 DOM

Listed

401 2632 Pauline Street has a sell-speed score of 41/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 2.5% above comparable active properties in Central Abbotsford. 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 could take longer than the area average to sell.

Climate Risk for V2S 0C9

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2S 0C9, 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 (~1.5 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.

Schools NearBy

18 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Abbotsford Virtual School	Public	Grades Served —	Catchment Info —	4.8 / 10	Distance 593 m
Alexander Elementary	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 831 m
Abbotsford Senior Secondary School	Public	Grades Served 9-12	Catchment Info —	5.1 / 10	Distance 929 m
Abbotsford Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 1.17 KM
Terry Fox Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	3.3 / 10	Distance 1.19 KM
Godson Elementary School	Public	Grades Served K-5	Catchment Info —	2.8 / 10	Distance 1.44 KM
Centennial Park Elementary School	Public	Grades Served K-5	Catchment Info —	5.4 / 10	Distance 1.84 KM
Margaret Stenersen Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 1.86 KM
Yale Secondary School	Public	Grades Served 9-12	Catchment Info —	6.3 / 10	Distance 1.90 KM
West Coast Adventist Online School	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.00 KM
William A. Fraser Middle School	Public	Grades Served 6-8	Catchment Info —	6.0 / 10	Distance 2.11 KM
John Maclure Community School	Public	Grades Served K-5	Catchment Info —	4.8 / 10	Distance 2.15 KM
Jackson Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.26 KM
McMillan Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 2.40 KM
Chief Dan George Middle	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.53 KM
Bakerview Centre for Learning	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 2.56 KM
W J Mouat Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.7 / 10	Distance 2.90 KM
Dr Thomas A Swift Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.99 KM

Walkability & Transit Near 401 2632 Pauline Street

Walker's Paradise 90

Walk Score - Walker's Paradise

Daily errands do not require a car

Good Transit 60

Transit Score - Good Transit

Many nearby public transportation options

Somewhat Bikeable 43

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Costs & calculators

Monthly cost about $2,201/month · rent estimate $1,705/month · owning catches up with renting by year 6 · cash flow if rented −$628/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 401 2632 Pauline Street

$2,201 /month

Principal & Interest $1,652

Property Taxes $180

Maintenance fee $369

The estimated monthly cost of 401 2632 Pauline Street, Abbotsford is $2,201: $1,652 principal and interest with 20% down over 30 years at 4.45%, plus $180 property tax and $369 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

−$628 /month

Mortgage Payment $1,652

Monthly Cash Flow −$628

Break Even Down Payment 51%

Cap Rate -1.8%

Cash on Cash -9.2%

If 401 2632 Pauline Street, Abbotsford were rented at $1,705 a month with 5% vacancy, it would fall $628 a month short of the mortgage and carrying costs; about 51% 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 401 2632 Pauline Street, Abbotsford

$1,705 / month

Rent $1,705

Own $2,201

Principal: $531/mo Interest, tax, insurance, fees: $1,670/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$445/mo (year 1) → ~$1,034/mo (year 20) → ~$1,543/mo (year 29).

Net cost to own at year 5 ~$1,670/mo About $35/mo less than renting

EstateBlock estimates 401 2632 Pauline Street, Abbotsford would rent for about $1,705 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: 401 2632 Pauline Street

Rent vs own

Owning catches up by year 6

With 20% down ($81,980) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $29,222

Principal paid off by year 10 $65,711

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.

Renting 401 2632 Pauline Street, Abbotsford is cheaper at first, but owning catches up by year 6, with $29,222 of principal paid off by year 5 and $65,711 by year 10.