Home Chilliwack, BC Sardis South 1 45365 Watson Road

Photos

Welcome to this beautifully maintained 1/2 duplex with no strata fees and no strata restrictions! Offering 3 spacious bedrooms and 3 bathrooms, this home is perfect for growing families or anyone looking for comfort and convenience. Ideally located across from Garrison Crossing and within walking distance to all levels of schools, parks, shopping, restaurants, and recreation. The functional floor plan provides plenty of space for everyday living and entertaining. Enjoy the fully fenced backyard, perfect for children, pets, and summer gatherings. Updates include upgraded plumbing and a water purification system. Don't miss this fantastic opportunity to own a move-in-ready home in one of Sardis family-friendly neighbourhoods. Book your showing today!

Building 21 fields Inside & out 9 fields Lot & land 7 fields

Building Details

Price	$685,000
Total Bedrooms	3
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	1526
Year Built	1992
Age Of Building	34
Building Type	Half Duplex
Property Type	Residential
Stories	2
Ownership Type	Freehold Strata
Maintenance Fee	0
Community Features	Independent living
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer
Water (WaterSource)	Public
Parking Type	Garage Single, Open
Total Parking Spaces	1
Strata Restrictions	No Restrictions,Pets Allowed,Pets Allowed w/Rest.
Pet Restrictions	Yes, Yes With Restrictions

Interior Features

Basement Finished Area (sqft)	0
Basement Features	Crawl Space
Heating Type	Forced Air, Natural Gas
Laundry	In Unit
# of Kitchens	1
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
Roof	Asphalt
Structures	Duplex, Residential Attached

Lot & Land

MLS^® #	R3164823
Area	Sardis
Neighbourhood	Sardis South
City	Chilliwack
Postal Code	V2R 2G6
Gross Taxes	$3,648.29
Zoning	R1-B

Property Timeline

Status	Date	Price
R3164823 / Active	09-14-2026	$685,000
to view full Property History (1 earlier record)

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	11'4 x 11'4 ft
Main Level	Dining Room	12'6 x 12'6 ft
Main Level	Living Room	11'3 x 11'3 ft
Main Level	Laundry	10'6 x 10'6 ft
Above Level	Primary Bedroom	12'7 x 12'7 ft
Above Level	Bedroom	10'5 x 10'5 ft
Above Level	Bedroom	10'5 x 10'5 ft
Above Level	Storage	7'5 x 7'5 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#4
Above Level	No	#4

Listed by: eXp 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, sell speed & climate

SkyTrain 24.44 km · sell-speed score 54/100 (moderate pace) · flood lower risk · wildfire moderate

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Transit (35 nearby)

Bus stop watson at arlington (eb) · 134 m · Transit
Bus stop watson at arlington (wb) · 139 m · Transit
Bus stop watson at glenmore (wb) · 201 m · Transit

Shopping (22 nearby)

Terbara hair care · 333 m · Hairdresser
Tutus tux kids spa · 688 m · Hairdresser
Big box outlet store · 700 m · Department Store

Restaurants (21 nearby)

Ricardo's pizza · 734 m · Fast Food
Gon sushi · 741 m · Restaurant
Kim's fried chicken · 744 m · Fast Food

Groceries (5 nearby)

Flemings market · 556 m · Convenience
Valley sunrise fresh foods · 752 m · Supermarket
Garrison wine & liquor merchants · 806 m · Beverages

Cafes (2 nearby)

Hide-a-way cafe · 802 m · Cafe
Starbucks · 924 m · Cafe

Healthcare (1 nearby)

Shoppers drug mart · 867 m · Healthcare

Private Schools

Elementary
Cascade Christian School: Above Average 5 km 7/10
Elementary, Secondary
Highroad Academy: Above Average 6.24 km 7/10

Closest Transit

Bus Stop
Watson at Arlington (EB): 0.13 km
Skytrain
West Coast Express @ Mission City Station: 24.44 km

Demographics

Post-Secondary Education: Below Average 12.6%
No Certificate/Degree: Above Average 16.1%
Owner Occupied: Average 68.4%
Employment Rate: Average 57.4%

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

54 / 100

Overall sell-speed score

Moderate pace expected

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 24.44 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 SARDIS SOUTH compares

This property

59 DOM

Slower than area

Sardis South avg

43 DOM

Average

Chilliwack avg

43 DOM

Faster market

1 45365 Watson Road has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The local market is currently a Balanced Market with a sales-to-active ratio of 17.8% and an area average of 43 days on market — conditions are balanced. With 214 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 V2R 2G6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2R 2G6, 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 4.6 µg/m³ — meets WHO 2021 guideline. Nearest station: Chilliwack Airport, Chilliwack (~5.4 km). Annual avg AQHI 1.8 — Low Risk.

Heat Elevated

Chilliwack currently sees ~4 days above 30 °C per year (1981–2010 baseline), projected to rise to ~16 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~31.5 °C baseline, ~34.1 °C projected. Tropical nights (>18 °C): ~0 baseline, ~3 projected.

Precipitation Typical for region

Annual precipitation ~1591 mm (1981–2010 baseline), projected ~1630 mm by the 2050s. Extreme 1-day rainfall: ~57.9 mm baseline, ~62.5 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~21 days baseline, ~23 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Schools NearBy

10 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Watson Elementary School	Public	Grades Served K-6	Catchment Info —	5.2 / 10	Distance 173 m
Mount Slesse Middle School	Public	Grades Served 7-9	Catchment Info —	5.2 / 10	Distance 678 m
Vedder Middle School	Public	Grades Served 7-9	Catchment Info —	5.5 / 10	Distance 701 m
Tyson Elementary School	Public	Grades Served K-6	Catchment Info —	6.2 / 10	Distance 741 m
Vedder Elementary School	Public	Grades Served K-6	Catchment Info —	6.6 / 10	Distance 1.05 KM
Sardis Secondary School	Public	Grades Served 10-12	Catchment Info —	6.6 / 10	Distance 1.12 KM
Stitó:s Lá:lém Totí:lt	Public	Grades Served —	Catchment Info —	6.3 / 10	Distance 1.60 KM
Sardis Elementary School	Public	Grades Served K-6	Catchment Info —	6.3 / 10	Distance 2.03 KM
Promontory Heights Community Elementary	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.04 KM
Unsworth Elementary School	Public	Grades Served K-6	Catchment Info —	6.9 / 10	Distance 2.28 KM

Walkability & Transit Near 1 45365 Watson Road

Somewhat Walkable 68

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 38

Transit Score - Some Transit

A few nearby public transportation options

Bikeable 65

Bike Score - Bikeable

Some bike infrastructure

Costs & calculators

Monthly cost about $3,064/month · rent estimate $2,661/month · owning nets $340/month less than renting · cash flow if rented −$592/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 1 45365 Watson Road

$3,064 /month

Principal & Interest $2,760

Property Taxes $304

Maintenance fee $0

The estimated monthly cost of 1 45365 Watson Road, Chilliwack is $3,064: $2,760 principal and interest with 20% down over 30 years at 4.45%, plus $304 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

−$592 /month

Mortgage Payment $2,760

Monthly Cash Flow −$592

Break Even Down Payment 38%

Cap Rate -1.0%

Cash on Cash -5.2%

If 1 45365 Watson Road, Chilliwack were rented at $2,661 a month with 5% vacancy, it would fall $592 a month short of the mortgage and carrying costs; about 38% 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 1 45365 Watson Road, Chilliwack

$2,661 / month

Rent $2,661

Own $3,064

Principal: $888/mo Interest, tax, insurance, fees: $2,176/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$743/mo (year 1) → ~$1,728/mo (year 20) → ~$2,578/mo (year 29).

Net cost to own at year 5 ~$2,176/mo About $485/mo less than renting

EstateBlock estimates 1 45365 Watson Road, Chilliwack would rent for about $2,661 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: 1 45365 Watson Road

Rent vs own

Owning nets $340/mo less than renting

With 20% down ($137,000) at 4.45%: $2,321/mo net cost to own in year 1 vs $2,661/mo rent

Principal paid off by year 5 $48,834

Principal paid off by year 10 $109,812

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.

Owning 1 45365 Watson Road, Chilliwack nets about $340 a month less than renting it in year 1, with $48,834 of principal paid off by year 5 and $109,812 by year 10.