Home Sardis, BC Garrison Crossing 45216 Watson Road

45216 Watson Rd, Sardis BC - Single Family Residence for Sale - MLS# R2820371

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Listing updated: Jul 1, 2025 at 11:04am

EstateBlock checked: Sep 20, 2026 at 09:25am

4 Beds

3 Baths

2193 sqft

410 $ /sqft

1977 built

Closed

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This property sold for

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Listing updated: Jul 1, 2025 at 11:04am

EstateBlock checked: Sep 20, 2026 at 09:25am

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Private Schools

Elementary
Cascade Christian School: 5.1 km
Elementary, Secondary
Highroad Academy: Above Average 6.44 km 7/10

Closest Transit

Bus Stop
Watson at Wilkins (EB): 0.14 km
Skytrain
West Coast Express @ Mission City Station: 24.14 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

42 / 100

Overall sell-speed score

May take longer

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Price competition grade

No comparable data

Buyer's

Market conditions

Buyer's market — more supply than demand

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 24.14 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

90 DOM

Slower than area

Garrison Crossing avg

35 DOM

Average

Sardis avg

35 DOM

Faster market

45216 Watson Road has a sell-speed score of 42/100, placing it in the "May take longer than the area average to sell" band. The listing is has limited comparable pricing data available. The local market is currently a Buyer's Market with a sales-to-active ratio of 10.8% and an area average of 35 days on market — buyers have more leverage. With only 809 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 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) · 139 m · Transit
Bus stop watson at wilkins (wb) · 144 m · Transit
Bus stop watson at arlington (wb) · 183 m · Transit

Shopping (11 nearby)

Terbara hair care · 651 m · Hairdresser
The owl and the cat bookery · 891 m · Bookshop
Fabutan · 909 m · Beauty Shop

Restaurants (5 nearby)

Garrison bistro · 923 m · Restaurant
Ricardo's pizza · 945 m · Fast Food
Gon sushi · 954 m · Restaurant

Groceries (3 nearby)

Flemings market · 235 m · Convenience
Garrison wine & liquor merchants · 937 m · Beverages
Valley sunrise fresh foods · 989 m · Supermarket

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 288 m
Mount Slesse Middle School	Public	Grades Served 7-9	Catchment Info —	5.2 / 10	Distance 366 m
Tyson Elementary School	Public	Grades Served K-6	Catchment Info —	6.2 / 10	Distance 714 m
Vedder Middle School	Public	Grades Served 7-9	Catchment Info —	5.5 / 10	Distance 958 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 1.36 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 1.96 KM
Sardis Elementary School	Public	Grades Served K-6	Catchment Info —	6.3 / 10	Distance 2.23 KM
Promontory Heights Community Elementary	Public	Grades Served —	Catchment Info —	5.6 / 10	Distance 2.28 KM

Mortgage Calculator for 45216 Watson Road

Home Price

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Principal & Interest

Property Taxes $277

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($179,980), the estimated monthly payment for this listing is $3,714/month — $3,437 principal & interest, $277 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: Jul 1, 2025

Investment Cashflow Calculator

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Rental Income

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Break Even Down Payment 0%

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Cash on Cash

With an estimated rental income of $4,371/month against $3,863/month in carrying costs, this property generates an estimated +$508/month positive cashflow.

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

Estateblock Rent Estimate for 45216 Watson Road, Sardis

Buy Vs Rent Calculator

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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.