34165 GLADYS AVENUE
Abbotsford, BC V2S2E8
$639,000
Property Details
Property & Lot
- Lot size
- 19,166 square feet
Ownership & Fees
- Property type
- Land / Lot
- Ownership
- Freehold
- Annual property tax
- $2,853.13 (2026)
Interior
- Fireplace
- None
Listing Information
- MLS®
- R3149675
- Listed
- July 24, 2026
- Time on market
- On the market for 38 days
- Tax assessment year
- 2026
- Data last synced
- August 28, 2026
Listing provided by: Sutton Group-West Coast Realty · Data source: CREA DDF.
Description
ALMOST ½ ACRE! Exceptional investment opportunity on the rapidly growing Gladys Avenue corridor. This prime development parcel offers nearly half an acre with over 145 feet of frontage, providing outstanding redevelopment potential. Ideally situated near News Urban Homes, Mill Tower, MCC Plaza, Correctional Service Canada offices, and other major commercial amenities. All municipal services are available at the lot line. Excellent holding or development property with potential for apartment development under the OCP, or explore opportunities for a large fourplex or sixplex (buyer to verify with the City). (id:63159)
Location Insights
Weather
14°C
Clear
Humidity 87%
Wind S calm km/h
Tonight
13°
Tuesday
21°
Tuesday night
13°
Wednesday
20°
Wednesday night
11°
Thursday
19°
Source: Environment and Climate Change Canada.
Population
153,524
(2021 Census)
+8.6% since 2016
Density: 409/km²
Dwellings: 55,659
Median household income: $90,000
After-tax: $81,000
Immigrant population: 28.6%
Top countries of origin (% of total population)
- India15.5% · 23,835
- United Kingdom1.5% · 2,315
- Philippines1.1% · 1,730
- United States of America0.9% · 1,395
- Netherlands0.6% · 890
- Viet Nam0.6% · 880
- Korea, South0.6% · 845
- China0.5% · 840
Source: Statistics Canada, 2021 Census of Population.
Location Accessibility
Our own metric — not an official Walk Score®.
Amenities
44
8/9 categories nearby
Transit
—
Not enough data yet
How this is calculated
Amenities: points awarded per category (restaurants, cafes, grocery, parks, shopping, gyms, pharmacies, banks/ATMs, healthcare) based on distance to the nearest one — 3 points under 200m, 2 points under 500m, 1 point under 800m — summed across all 9 categories and scaled to 0–100.
Transit: based on the number of transit stops within 800m and their mode (SkyTrain weighted highest, then streetcar/ferry, then bus). This reflects stop type and count only — our data doesn't include how often a route actually runs, so frequency is never factored in.
Both scores depend on how much of the surrounding area has been synced from OpenStreetMap and TransLink's GTFS feed. A lower score can mean fewer amenities nearby, or simply that this area hasn't been fully synced yet — not a confident measurement of the location itself.
Nearby Schools
| School | Type | Distance |
|---|---|---|
| Alexander Elementary | Elementary | 438 m |
| Abbotsford Senior Secondary School | Secondary | 1.2 km |
| Yale Secondary | Secondary | 1.4 km |
| William A. Fraser Middle School | Middle | 1.5 km |
| Abbotsford Middle School | Middle | 1.5 km |
| Margaret Stenersen Elementary | Elementary | 1.7 km |
| Godson Elementary | Elementary | 1.8 km |
| McMillan Elementary | Elementary | 1.8 km |
Schools shown by distance from this property. This does not indicate school catchment or enrollment eligibility — contact the school district to confirm catchment boundaries.
Nearby Transit
No TransLink stops within an ~10-minute walk.
Nearby Places
Restaurants (5+)
- Noodlebox326 m
- Meat & Bread Test Kitchen328 m
- Paliotti's Italian Restaurants · 33886 Essendene Avenue479 m
- Once Upon @ Thai · 33769 South Fraser Way543 m
- The Pho'enix Diner544 m
Cafes (5+)
- Common Place Café298 m
- Lepp's Bakehouse · 2518 West Railway Street441 m
- Crimson Café604 m
- Vicinity Cafe & Lounge · 2603 West Railway Street633 m
- Boardwalk Cafe & Games · 33760 Essendene Avenue646 m
Grocery (1)
- Triple D&O African and Caribbean Store · 2664 Gladys Avenue653 m
Parks (5+)
- Christmas Tree Park · 25880 West Railway Street563 m
- Unnamed614 m
- Renton Park652 m
- Glenwood Meadows Private Park675 m
- Unnamed693 m
Shopping (2)
- Unnamed643 m
- Dragon Fort Centre672 m
Gyms (5+)
- Movement Society · 34077 Gladys Avenue171 m
- Iron Cycle Club · 2539 Montrose Avenue622 m
- reset. Yoga & Therapy · 33783 Essendene Avenue638 m
- Art of Fitness · 2427 Pauline Street652 m
- Core Fitness & Rehab · 33725 Essendene Avenue717 m
Pharmacies (3)
- Montrose Pharmacy · 2493 Montrose Avenue587 m
- The Medicine Shoppe · 2388 McCallum Road717 m
- Pharmasave · 34143 Marshall Road749 m
Banks & ATMs (2)
- Gulf & Fraser · 2600 Gladys Avenue541 m
- Unnamed549 m
Nearby places data: © OpenStreetMap contributors.
School district: Abbotsford (SD34)
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Mortgage & Ownership Cost Calculator
Minimum required: 6.1% ($38,900) — 5% under $500K, 10% up to $1.5M, 20% at/above $1.5M.
Financial Ledger
Rates based on Bank of Canada benchmark data.
Financial Summary
Cash Needed at Closing
Minimum down payment: 5% on the first $500,000, 10% on the portion up to $1.5M, 20% at/above $1.5M. Stress test: OSFI's minimum qualifying rate, the greater of contract rate + 2% or 5.25% — this is what lenders require you to qualify at, not what you'll actually pay. Closing costs are a typical-range estimate, not a quote — actual legal fees vary. Verify all figures with a mortgage broker and lawyer before relying on them.