Home Chilliwack, BC Garrison Crossing 45210 Watson Road

45210 Watson Rd, Chilliwack BC - Single Family Residence for Sale - MLS# R3145185

58 days on the market

$899,000

Est. Mortgage $3,977/mo

Listing updated: Aug 31, 2026 at 12:17pm

EstateBlock checked: Sep 6, 2026 at 12:45am

4 Beds

2 Baths

2015 sqft

446 $ /sqft

1957 built

58 days on the market

$899,000

$924,900

Est. $3,977/mo with 20% down

Listing updated: Aug 31, 2026 at 12:17pm

EstateBlock checked: Sep 6, 2026 at 12:45am

Photos

Exterior Front Photo of 45210 Watson Road, Chilliwack, BC

Exterior Rear Photo of 45210 Watson Road, Chilliwack, BC

Living Room Photo of 45210 Watson Road, Chilliwack, BC

Family Room Photo of 45210 Watson Road, Chilliwack, BC

Dining Area Photo of 45210 Watson Road, Chilliwack, BC

Kitchen Photo of 45210 Watson Road, Chilliwack, BC

Kitchen Island Photo of 45210 Watson Road, Chilliwack, BC

Pantry Photo of 45210 Watson Road, Chilliwack, BC

Breakfast Nook Photo of 45210 Watson Road, Chilliwack, BC

Primary Bedroom Photo of 45210 Watson Road, Chilliwack, BC

OPPORTUNITY, CHARM & LOCATION come together in this updated 4 bedroom, 2 bathroom home in the heart of Sardis! On a large 0.25 acre lot & renovated in 2025, this RANCHER w/ BASEMENT blends classic character w/ modern updates, featuring timeless hardwood flooring & a functional layout. The main level features a stylish kitchen w/ two tone cabinetry & subway tile backsplash, two bedrooms & a renovated 4pc bath. Lower level offers two more bedrooms, a spacious recreation room, full bathroom, laundry room & separate exterior access - excellent potential for an in-law suite or mortgage helper! Recent upgrades include fresh paint, flooring, modern light fixtures & a newer furnace & HWT. PRIVATE BACKYARD & a 13'x 23' DETACHED SHOP w/ power! STRONG DEVELOPMENT POTENTIAL - check with city! WOW!!

Interior Features

Basement Finished Area (sqft)	996
Basement Features	Full, Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Interior Features	Storage
Fireplace	1
Heating Type	Forced Air, Natural Gas
Laundry	In Unit
# of Kitchens	1
Flooring	Hardwood, Mixed
Foundation	Concrete Perimeter

Exterior Features

View Description	Mountains
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$899,000
Total Bedrooms	4
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	2015
Year Built	1957
Age Of Building	69
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Rancher/Bungalow w/Bsmt.
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Single, RV Access/Parking, Front Access
Total Parking Spaces	5

Lot & Land

Lot Size	10934
Lot Size Depth	Feet
Lot Size Frontage	72
MLS^® #	R3145185
Area	Sardis
Neighbourhood	Garrison Crossing
City	Chilliwack
Postal Code	V2R 2G4
Gross Taxes	$3,429.52
Zoning	R1-A

Property Timeline

Status	Date	Price
R3145185 / Active	07-10-2026	$899,000
to view full Property History (2 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Foyer	6'6 x 6'6 ft
Main Level	Living Room	19'1 x 19'1 ft
Main Level	Dining Room	9'3 x 9'3 ft
Main Level	Kitchen	9'7 x 9'7 ft
Main Level	Primary Bedroom	12'2 x 12'2 ft
Main Level	Bedroom	8'7 x 8'7 ft
Main Level	Foyer	3'10 x 3'10 ft
Basement Level	Recreation Room	29'1 x 29'1 ft
Basement Level	Bedroom	13'1 x 13'1 ft
Basement Level	Bedroom	8'10 x 8'10 ft
Basement Level	Storage	9'6 x 9'6 ft
Basement Level	Laundry	9'3 x 9'3 ft
Basement Level	Utility	6'0 x 6'0 ft

Bathrooms

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

Listed by: RE/MAX Nyda Realty Inc. (Vedder North)

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 & Neighbourhood

Private Schools

Elementary
Cascade Christian School: Above Average 5.11 km 7/10
Elementary, Secondary
Highroad Academy: Above Average 6.44 km 7/10

Closest Transit

Bus Stop
Watson at Wilkins (EB): 0.12 km
Skytrain
West Coast Express @ Mission City Station: 24.12 km

Demographics

Post-Secondary Education: Below Average 20%
No Certificate/Degree: Average 14.8%
Owner Occupied: Above Average 75.6%
Employment Rate: Average 63.5%

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

55 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $883,717

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 24.12 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 GARRISON CROSSING compares

This property

58 DOM

Slower than area

Garrison Crossing avg

20 DOM

Average

Chilliwack avg

20 DOM

Faster market

45210 Watson 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 1.7% above comparable active properties in Garrison Crossing. The local market is currently a Balanced Market with a sales-to-active ratio of 15.2% and an area average of 20 days on market — conditions are balanced. With only 730 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 2G4

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V2R 2G4, 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 (BC ENV 2024). Nearest station: Chilliwack Airport, Chilliwack (~5.5 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.

Nearby Restaurants, Cafes & Shops

Transit (25 nearby)

Bus stop watson at wilkins (eb) · 123 m · Transit
Bus stop watson at wilkins (wb) · 128 m · Transit
Bus stop watson at arlington (wb) · 199 m · Transit

Shopping (10 nearby)

Terbara hair care · 667 m · Hairdresser
The owl and the cat bookery · 904 m · Bookshop
Fabutan · 923 m · Beauty Shop

Restaurants (5 nearby)

Garrison bistro · 936 m · Restaurant
Ricardo's pizza · 960 m · Fast Food
Gon sushi · 969 m · Restaurant

Groceries (2 nearby)

Flemings market · 220 m · Convenience
Garrison wine & liquor merchants · 950 m · Beverages

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 298 m
Mount Slesse Middle School	Public	Grades Served 7-9	Catchment Info —	5.2 / 10	Distance 353 m
Tyson Elementary School	Public	Grades Served K-6	Catchment Info —	6.2 / 10	Distance 711 m
Vedder Middle School	Public	Grades Served 7-9	Catchment Info —	5.5 / 10	Distance 968 m
Sardis Secondary School	Public	Grades Served 10-12	Catchment Info —	6.6 / 10	Distance 1.26 KM
Vedder Elementary School	Public	Grades Served K-6	Catchment Info —	6.6 / 10	Distance 1.38 KM
Stitó:s Lá:lém Totí:lt	Public	Grades Served —	Catchment Info —	6.3 / 10	Distance 1.42 KM
Unsworth Elementary School	Public	Grades Served K-6	Catchment Info —	6.9 / 10	Distance 1.95 KM
Sardis Elementary School	Public	Grades Served K-6	Catchment Info —	6.3 / 10	Distance 2.24 KM
Promontory Heights Community Elementary	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.29 KM

Walkability & Transit Near 45210 Watson Road

Car-Dependent 62

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 38

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 65

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 45210 Watson Road

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $286

Maintenance fee 0

Financing 80% of the $899,000 asking price over 30 years at 4% results in approximately $3,720/month in total estimated carrying costs, $286 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 31, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

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/month

Mortgage Payment

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Break Even Down Payment 0%

Cap Rate

Cash on Cash

This listing generates an estimated $3,228/month in rental income, leaving a -$641/month cashflow at current carrying costs. Investors targeting break-even would need roughly 35% down.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 45210 Watson Road, Chilliwack

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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.