Home Abbotsford, BC Central Abbotsford Abacus Uptown 424 2565 Campbell Avenue

424 2565 Campbell Ave, Abbotsford BC V2S 0E3 – Condo for Sale – MLS® R3177231

424 2565 Campbell Avenue, Abbotsford, British Columbia V2S 0E3

Abbotsford Condos for Sale

22 days on the market

$384,900

Est. monthly cost $2,045/mo

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

Abacus Uptown

1 Beds

1 Baths

791 sqft

487 $ /sqft

324.42 $ Maint. fee

2015 built

Photos

HUGE 1 bedroom 1 bath unit that feels like a 2 bed! Top floor with no one above you, this bright, oversized home offers serious elbow room. The open kitchen flows naturally into a real-sized living room with durable laminate floors that make cleanup easy. The massive DEN is the real standout—it genuinely functions like a second bedroom, guest suite, or a proper private office. Beat the heat with built-in air conditioning, take care of chores with in-suite laundry, and step outside onto your huge private deck with wide-open skies and room for real patio furniture. Unbeatable walkability puts great restaurants, neighborhood shops, grocery runs, and recreation right outside your front door. A rare combination of quiet privacy, flexible space, and prime convenience! Book your tour today.

Building 29 fields Inside & out 13 fields Lot & land 7 fields

Building Details

Price	$384,900
Total Bedrooms	1
Total Bathrooms	1
Full Bathrooms	1
Half Bathrooms	0
Floor Area Total (sqft)	791
Year Built	2015
Age Of Building	11
Building Type	Apartment/Condo
Unit Style	Upper unit
Property Type	Residential
Architecture Style	Penthouse, Top Floor Unit
Stories	1
Building Amenities	Exercise Centre, Trash, Maintenance Grounds, Management, Sewer, Snow Removal, Water
Building Name	Abacus Uptown
Ownership Type	Freehold Strata
Maintenance Fee	$324.42
Community Features	Shopping Nearby
Amenities Nearby	Exercise Centre, Trash, Maintenance Grounds, Management, Sewer, Snow Removal, Water
Utility Type	Electricity Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Underground
Total Parking Spaces	2
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allowed,Smoking Restrictions
Pet Restrictions	Cats OK, Dogs OK, Number Limit (One), Yes With Restrictions
Rental Restrictions	100
Rental Suites	None
Units In Development	90

Interior Features

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

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Multi Family, Residential Attached

Lot & Land

MLS^® #	R3177231
Area	Abbotsford
Neighbourhood	Central Abbotsford
City	Abbotsford
Postal Code	V2S 0E3
Gross Taxes	$2,040.89
Zoning	RML

Property Timeline

Status	Date	Price
R3177231 / Active	10-21-2026	$384,900
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Living Room	10'10 x 10'10 ft
Main Level	Dining Room	8'6 x 8'6 ft
Main Level	Kitchen	12'4 x 12'4 ft
Main Level	Primary Bedroom	10'5 x 10'5 ft
Main Level	Walk-In Closet	6'9 x 6'9 ft
Main Level	Den	10'2 x 10'2 ft
Main Level	Laundry	4'9 x 4'9 ft
Main Level	Foyer	4'5 x 4'5 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#4

Listed by: RE/MAX Nyda Realty Inc.

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: Abacus Uptown

2565 Campbell Avenue, Central Abbotsford, Abbotsford

Abacus Uptown building details

Building

Built: 2015
Homes: 90 in 4 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: EPS2575
Managed by: REMI Property Management
Parking: Visitor Parking, Garage: Underground
Lockers: Limited
Strata fee covers: Snow removalSewerRecreation FacilityManagementGardeningGarbage Pickup

Bylaws on record

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

Market at Abacus Uptown

For sale: 2
Median ask: $342K
Median $/sqft: $567
Days on market: 135
Sold, past year: 6

This home

$487/sqft, 14.1% below the building median of $567.

Homes for sale at Abacus Uptown, Abbotsford Recent sold listings in Abacus Uptown, Abbotsford

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

Map, sell speed & climate

SkyTrain 9.58 km · Yale Secondary School 6.3/10 · 1.27 km · crime below average · sell-speed score 43/100 (may take longer) · flood lower risk · wildfire moderate

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Shopping (66 nearby)

Canada post · 262 m · Post Office
Jolene duncan medical aesthetics · 306 m · Beauty Shop
Gulf & fraser · 317 m · Bank

Transit (50 nearby)

Bus stop old yale at willow (wb) · 81 m · Transit
Bus stop old yale at willow (eb) · 96 m · Transit
Bus stop george ferguson at campbell (eb) · 176 m · Transit

Restaurants (24 nearby)

Noodlebox · 381 m · Restaurant
Meat & bread test kitchen · 387 m · Restaurant
Good taco · 389 m · Fast Food

Groceries (16 nearby)

Lepp's bakehouse · 360 m · Bakery
Angry otter liquor @ west railway · 414 m · Beverages
Private liquor store · 442 m · Beverages

Cafes (13 nearby)

Common place café · 242 m · Cafe
Lepp's bakehouse · 360 m · Cafe
Crimson café · 444 m · Cafe

Gyms (8 nearby)

Haven yoga & wellness · 312 m · Gym
Original hot yoga abbotsford · 482 m · Gym
Genesis martial arts · 541 m · Gym

Healthcare (3 nearby)

Montrose pharmacy · 572 m · Healthcare
Mccallum pharmacy · 793 m · Healthcare
The medicine shoppe · 806 m · Healthcare

Public Schools

Elementary
Margaret Stenersen Elementary School: Average 1.42 km 5/10
Middle
William A. Fraser Middle School: Average 1.48 km 6/10
Secondary
Yale Secondary School: Average 1.27 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: 2.01 km
Elementary,Secondary
West Coast Adventist Online School: 2.01 km

Closest Transit

Bus Stop
Old Yale at Willow (WB): 0.08 km
Skytrain
West Coast Express @ Mission City Station: 9.58 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

43 / 100

Overall sell-speed score

May take longer

Price competition grade

Avg comparable: $390,000

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 9.58 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

22 DOM

Listed

424 2565 Campbell Avenue has a sell-speed score of 43/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 1.3% below comparable active properties in Central Abbotsford, which is a strong competitive signal. 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 0E3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2S 0E3, 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 (~2.1 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

17 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Abbotsford Virtual School	Public	Grades Served —	Catchment Info —	4.8 / 10	Distance 269 m
Alexander Elementary	Public	Grades Served —	Catchment Info —	5.4 / 10	Distance 747 m
Yale Secondary School	Public	Grades Served 9-12	Catchment Info In Catchment	6.3 / 10	Distance 1.27 KM
Abbotsford Senior Secondary School	Public	Grades Served 9-12	Catchment Info —	5.1 / 10	Distance 1.39 KM
Margaret Stenersen Elementary School	Public	Grades Served K-5	Catchment Info In Catchment	5.0 / 10	Distance 1.42 KM
William A. Fraser Middle School	Public	Grades Served 6-8	Catchment Info In Catchment	6.0 / 10	Distance 1.48 KM
Abbotsford Middle School	Public	Grades Served 6-8	Catchment Info —	4.5 / 10	Distance 1.63 KM
Terry Fox Elementary School	Public	Grades Served K-5	Catchment Info —	3.3 / 10	Distance 1.72 KM
McMillan Elementary School	Public	Grades Served K-5	Catchment Info —	6.5 / 10	Distance 1.77 KM
Godson Elementary School	Public	Grades Served K-5	Catchment Info —	2.8 / 10	Distance 1.90 KM
West Coast Adventist Online School	Independent	Grades Served —	Catchment Info —	N/A	Distance 2.01 KM
Centennial Park Elementary School	Public	Grades Served K-5	Catchment Info —	5.4 / 10	Distance 2.45 KM
Jackson Elementary School	Public	Grades Served K-5	Catchment Info —	5.0 / 10	Distance 2.52 KM
Dr Thomas A Swift Elementary	Public	Grades Served —	Catchment Info —	6.1 / 10	Distance 2.61 KM
Abbotsford Christian School	Independent	Grades Served K-12	Catchment Info —	7.4 / 10	Distance 2.70 KM
John Maclure Community School	Public	Grades Served K-5	Catchment Info —	4.8 / 10	Distance 2.77 KM
Robert Bateman Secondary	Public	Grades Served —	Catchment Info —	6.6 / 10	Distance 2.91 KM

Walkability & Transit Near 424 2565 Campbell Avenue

Very Walkable 81

Walk Score - Very Walkable

Most errands can be accomplished on foot

Good Transit 57

Transit Score - Good Transit

Many nearby public transportation options

Somewhat Bikeable 47

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

Costs & calculators

Monthly cost about $2,045/month · rent estimate $1,601/month · owning catches up with renting by year 4 · cash flow if rented −$568/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 424 2565 Campbell Avenue

$2,045 /month

Principal & Interest $1,551

Property Taxes $170

Maintenance fee $324

The estimated monthly cost of 424 2565 Campbell Avenue, Abbotsford is $2,045: $1,551 principal and interest with 20% down over 30 years at 4.45%, plus $170 property tax and $324 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

−$568 /month

Mortgage Payment $1,551

Monthly Cash Flow −$568

Break Even Down Payment 50%

Cap Rate -1.8%

Cash on Cash -8.9%

If 424 2565 Campbell Avenue, Abbotsford were rented at $1,601 a month with 5% vacancy, it would fall $568 a month short of the mortgage and carrying costs; about 50% 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 424 2565 Campbell Avenue, Abbotsford

$1,601 / month

Rent $1,601

Own $2,045

Principal: $499/mo Interest, tax, insurance, fees: $1,546/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$418/mo (year 1) → ~$971/mo (year 20) → ~$1,449/mo (year 29).

Net cost to own at year 5 ~$1,546/mo About $55/mo less than renting

EstateBlock estimates 424 2565 Campbell Avenue, Abbotsford would rent for about $1,601 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: 424 2565 Campbell Avenue

Rent vs own

Owning catches up by year 4

With 20% down ($76,980) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $27,440

Principal paid off by year 10 $61,703

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 424 2565 Campbell Avenue, Abbotsford is cheaper at first, but owning catches up by year 4, with $27,440 of principal paid off by year 5 and $61,703 by year 10.