Home Abbotsford, BC Central Abbotsford Aspen Creek 417 33478 Roberts Avenue

417 33478 Roberts Ave, Abbotsford BC V2S 8E1 – Condo for Sale – MLS® R3179111

417 33478 Roberts Avenue, Abbotsford, British Columbia V2S 8E1

Abbotsford Condos for Sale

16 days on the market

$379,900

Est. monthly cost $2,084/mo

Updated with MLS® - Nov 12, 2026 at 09:45am

Aspen Creek

2 Beds

2 Baths

925 sqft

411 $ /sqft

392.99 $ Maint. fee

1995 built

Photos

Welcome home to your beautiful top-floor oasis at Aspen Creek. Your new home boasts 2-beds & 2-baths with extensive updating completed throughout and is pet friendly. Soaring vaulted ceilings set a bright, airy tone. The kitchen features white cabinetry, stainless appliances, a brand-new dishwasher and an island with bar seating. Unwind in the vaulted living room by the fireplace, with huge picture windows which give loads of natural light. Extensive wainscoting adds character, and air conditioning keeps you cool on warm summer days. Step out to the balcony, with room for a BBQ and seating. A great central location puts you within walking distance of historic downtown and its great restaurants, coffee shops, and Jubilee Park. Don't delay book your showing today.

Building 29 fields Inside & out 14 fields Lot & land 7 fields

Building Details

Price	$379,900
Total Bedrooms	2
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	925
Year Built	1995
Age Of Building	31
Building Type	Apartment/Condo
Unit Style	Upper unit
Property Type	Residential
Architecture Style	Top Floor Unit
Stories	1
Building Amenities	Exercise Centre, Trash, Maintenance Grounds, Gas, Hot Water, Management, Snow Removal
Building Name	Aspen Creek
Ownership Type	Freehold Strata
Maintenance Fee	$392.99
Community Features	Shopping Nearby
Amenities Nearby	Exercise Centre, Trash, Maintenance Grounds, Gas, Hot Water, Management, Snow Removal
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Under Building
Total Parking Spaces	1
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allowed
Pet Restrictions	Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
Rental Restrictions	100
Rental Suites	None
Units In Development	71

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Guest Suite
Fireplace	1
Heating Type	Baseboard, Electric, Natural Gas
Cooling	Air Conditioning
Laundry	In Unit
# of Kitchens	1
Flooring	Wall/Wall/Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3179111
Area	Abbotsford
Neighbourhood	Central Abbotsford
City	Abbotsford
Postal Code	V2S 8E1
Gross Taxes	$1,915.25
Zoning	RML

Property Timeline

Status	Date	Price
R3179111 / Active	10-27-2026	$379,900
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	11'5 x 11'5 ft
Main Level	Dining Room	11'2 x 11'2 ft
Main Level	Kitchen	10'2 x 10'2 ft
Main Level	Primary Bedroom	10'6 x 10'6 ft
Main Level	Bedroom	8'6 x 8'6 ft
Main Level	Laundry	5'4 x 5'4 ft
Main Level	Foyer	4'2 x 4'2 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#3
Main Level	No	#4

Listed by: Royal LePage Little Oak 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.

About the building: Aspen Creek

33478 Roberts Avenue, Central Abbotsford, Abbotsford

Aspen Creek building details

Building

Built: 1996
Homes: 71
Construction: Other, Frame - Wood
Title: Freehold Strata
Strata plan: LMS2347
Managed by: Pivot Point Properties
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: Recreation FacilityManagementHot WaterGasGardeningGarbage PickupCaretaker

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Aspen Creek

For sale: 2
Median ask: $340K
Median $/sqft: $421
Days on market: 202
Sold, past year: 10

This home

$411/sqft, 2.4% below the building median of $421.

Homes for sale at Aspen Creek, Abbotsford Recent sold listings in Aspen Creek, Abbotsford

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

Map, sell speed & climate

SkyTrain 9.47 km · Abbotsford Senior Secondary School 5.1/10 · 0.64 km · crime below average · sell-speed score 37/100 (may take longer) · flood lower risk · wildfire moderate

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (89 nearby)

A captured look salon & spa · 68 m · Beauty Shop
Vip barber shop · 104 m · Hairdresser
Save on cartridge + · 117 m · Stationery

Transit (50 nearby)

Bus stop south fraser at roberts (eb) · 89 m · Transit
Bus stop south fraser at roberts (wb) · 107 m · Transit
Bus stop south fraser at old yale (wb) · 217 m · Transit

Restaurants (34 nearby)

Golden dragon restaurant · 76 m · Restaurant
Mama michelle's kitchen · 112 m · Fast Food
Roseland restaurant · 135 m · Restaurant

Groceries (16 nearby)

Liquorforless.com · 202 m · Beverages
Oldhand cafe and bakery · 369 m · Bakery
Skt farm market · 404 m · Greengrocer

Cafes (15 nearby)

Oldhand cafe and bakery · 369 m · Cafe
Caffé gelato bar · 406 m · Cafe
The pastry portal · 431 m · Cafe

Healthcare (6 nearby)

Mccallum pharmacy · 245 m · Healthcare
Abbotsford care pharmacy & compounding · 336 m · Healthcare
The medicine shoppe · 441 m · Healthcare

Gyms (2 nearby)

Original hot yoga abbotsford · 488 m · Gym
Haven yoga & wellness · 667 m · Gym

Public Schools

Secondary
Abbotsford Senior Secondary School: Average 0.64 km 5.1/10
Elementary
Godson Elementary School: Below Average 1.12 km 2.8/10

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: 1.92 km
Elementary,Secondary
West Coast Adventist Online School: 1.92 km

Closest Transit

Bus Stop
South Fraser at Roberts (EB): 0.09 km
Skytrain
West Coast Express @ Mission City Station: 9.47 km

Crime Rate

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

Demographics

Post-Secondary Education: Below Average 13.1%
No Certificate/Degree: Above Average 24.7%
Owner Occupied: Below Average 53.8%
Employment Rate: Below Average 46.9%

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

37 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $352,966

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 9.47 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How CENTRAL ABBOTSFORD compares

This property

16 DOM

Listed

417 33478 Roberts Avenue has a sell-speed score of 37/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 7.6% 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 8E1

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2S 8E1, 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 (~1.2 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 Senior Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	5.1 / 10	Distance 641 m
Abbotsford Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 862 m
Alexander Elementary	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 932 m
Abbotsford Virtual School	Public	Grades Served —	Catchment Info —	4.8 / 10	Distance 954 m
Terry Fox Elementary School	Public	Grades Served K-5	Catchment Info —	3.3 / 10	Distance 1.09 KM
Godson Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	2.8 / 10	Distance 1.12 KM
Centennial Park Elementary School	Public	Grades Served K-5	Catchment Info —	5.4 / 10	Distance 1.48 KM
John Maclure Community School	Public	Grades Served K-5	Catchment Info —	4.8 / 10	Distance 1.87 KM
West Coast Adventist Online School	Independent	Grades Served —	Catchment Info —	N/A	Distance 1.92 KM
Jackson Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.03 KM
Margaret Stenersen Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.21 KM
Bakerview Centre for Learning	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 2.22 KM
Yale Secondary School	Public	Grades Served 9-12	Catchment Info —	6.3 / 10	Distance 2.24 KM
Chief Dan George Middle	Public	Grades Served —	Catchment Info —	5.7 / 10	Distance 2.40 KM
William A. Fraser Middle School	Public	Grades Served 6-8	Catchment Info —	6.0 / 10	Distance 2.43 KM
W J Mouat Secondary School	Public	Grades Served 9-12	Catchment Info —	5.7 / 10	Distance 2.63 KM
Dormick Park Elementary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.68 KM
McMillan Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 2.72 KM

Walkability & Transit Near 417 33478 Roberts Avenue

Very Walkable 88

Walk Score - Very Walkable

Most errands can be accomplished on foot

Good Transit 61

Transit Score - Good Transit

Many nearby public transportation options

Somewhat Bikeable 47

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Costs & calculators

Monthly cost about $2,084/month · rent estimate $1,580/month · owning catches up with renting by year 10 · cash flow if rented −$627/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 417 33478 Roberts Avenue

$2,084 /month

Principal & Interest $1,531

Property Taxes $160

Maintenance fee $393

The estimated monthly cost of 417 33478 Roberts Avenue, Abbotsford is $2,084: $1,531 principal and interest with 20% down over 30 years at 4.45%, plus $160 property tax and $393 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

−$627 /month

Mortgage Payment $1,531

Monthly Cash Flow −$627

Break Even Down Payment 53%

Cap Rate -2.0%

Cash on Cash -9.9%

If 417 33478 Roberts Avenue, Abbotsford were rented at $1,580 a month with 5% vacancy, it would fall $627 a month short of the mortgage and carrying costs; about 53% 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 417 33478 Roberts Avenue, Abbotsford

$1,580 / month

Rent $1,580

Own $2,084

Principal: $492/mo Interest, tax, insurance, fees: $1,592/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$412/mo (year 1) → ~$959/mo (year 20) → ~$1,430/mo (year 29).

Net cost to own at year 5 ~$1,592/mo About $12/mo more than renting

EstateBlock estimates 417 33478 Roberts Avenue, Abbotsford would rent for about $1,580 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: 417 33478 Roberts Avenue

Rent vs own

Owning catches up by year 10

With 20% down ($75,980) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $27,083

Principal paid off by year 10 $60,902

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 417 33478 Roberts Avenue, Abbotsford is cheaper at first, but owning catches up by year 10, with $27,083 of principal paid off by year 5 and $60,902 by year 10.