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2 2456 Ware Street
homes for sale · Abbotsford
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$349,000

2 2456 Ware Street

Abbotsford · MLS® R3177595

221

1,332 sq ft · Townhouse · Single Family · built 1987 · 5 days on market

listed by Roshan Victor, Stonehaus Realty Corp.

realtor's description

Spacious upper-level living across from Mill Lake! Offering over 1,300 sq ft, this 2 bed, 2 bath rancher-style townhome feels more like a house than a strata, with room to spread out in a well-kept 55+ community. The generous living area is filled with natural light and opens to a sunny south-facing patio. The kitchen offers plenty of cabinetry and a bright eating area, and in-suite laundry adds everyday convenience. Enjoy your own private west-facing patio as well. In original condition, it's a great opportunity to update and make it your own. Pet-friendly (1 dog & 1 cat or 2 cats) with 1 covered parking stall. Unbeatable central location across from Mill Lake Park. Stroll to Sevenoaks Mall, shops, restaurants, medical offices, and transit, all just steps from your door.

similar homes nearby

property details

type
Townhouse, Single Family
bedrooms
2
bathrooms
2
living area
1,332 sq ft
parking
1
year built
1987
property tax
$1,650 / yr
strata fee
$413 / mo ($0.31 / sq ft)
strata rules
Pets Allowed With Restrictions, Rentals Allowed With Restrictions, Age Restrictions
days on market
5
MLS®
R3177595

buying in a building from 1982 to 2000: what to read first

features

  • Pets Allowed With Restrictions
  • Rentals Allowed With Restrictions
  • Age Restrictions
  • Washer
  • Refrigerator
  • Dishwasher

floor plans

found among the listing photos.

monthly cost

$2,071/mo
Mortgage $1,521 · Tax $138 · Strata $413

20% down at 4.34% fixed (Ratehub.ca), 25 years; tax from the listing; strata fee from the listing.

estimated payment
$1,521/ monthly
loan $279,200
25-year amortization
total interest
$176,968
property transfer tax
$4,980
BC general rate
cash to close
$74,780
down + PTT
total paid
$456,168
transfer tax

Estimates only. Rates change daily and lenders qualify at the stress-test rate. Talk to a mortgage broker before you offer. Transfer tax: 1% to $200k, 2% to $2M, 3% to $3M, 5% above. First-time buyers pay nothing on the first $500k for homes up to $835k (phasing out by $860k); newly built homes are exempt up to $1.1M (phasing out by $1.15M). Both need Canadian citizenship or permanent residence and other conditions; the 20% foreign buyer tax applies in Metro Vancouver, the Fraser Valley, the Capital Region, Central Okanagan and Nanaimo.

if you rented it out

rent
$1,640/mo
after all costs
−$738/mo
cap rate
2.7%
yearly net rent ÷ price

Costs: mortgage $1,521 · tax $138 · strata $413 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 2-bedroom in Abbotsford - Mission: CMHC's average there ($1,623) raised by what new tenants pay against everyone in the Abbotsford-Mission area, then down 4.3% with Abbotsford–Mission's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

BC rules for landlords
  • Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
  • Rent increases are capped once a year at the province's set amount. gov.bc.ca
  • The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
  • Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca

schools

Catchment schools, Abbotsford School District 34

  • Elementary Godson Elementaryhomes in this catchment

    600 m away · 33130 Bevan Ave, Abbotsford · 604-853-8374

  • Middle Abbotsford Middlehomes in this catchment

    500 m away · 33355 Bevan Ave, Abbotsford · 604-853-3367

  • Secondary Abbotsford Senior Secondaryhomes in this catchment

    500 m away · 33355 Bevan Ave, Abbotsford · 604-853-3367

From the Abbotsford School District 34's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.

Keep private notes and ratings on homes you're considering. (email only) and they follow you to every device.

listed by
Roshan Victor
Stonehaus Realty Corp.
call Roshan · 236-866-3786
4methe deep dive
Powered by: REALTOR.ca
▶ virtual tour

location

AbbotsfordGoogle Maps ↗

property tax by year

yearassessedest. tax
2026$356,900$1,613
2025$361,900$1,493

Estimated tax up 8.0% from 2025 to 2026.

The listing shows $1,650 a year in property tax.

Estimate: the BC Assessment value times Abbotsford's residential tax rate for that year (Province of BC, local government statistics). Leaves out the home owner grant, parcel taxes and utility charges; the city's tax notice is the real figure.

price check

Below typical for the area (-33%)
2026 assessment
$356,900 · asking is -2.2%
price per sq ft
$262 vs $392 median for townhouses in Abbotsford for sale (213)

An estimate from public BC Assessment records, registered sales and the listings for sale right now, not an appraisal. Condition, renovations, views and lot all move real value.

property insights

On market 5 days · no price changes so far

On the market 5 days. No price changes recorded since Oct 22, 2026.

  1. Listed for sale
    Oct 21, 2026
    $349,000

Price changes tracked nightly by mihom since October 2026. Sales are registered sales from BC Assessment.

the market here

listed now
54 days
median for 213 townhouses for sale; this one 5 days

Townhouses in Abbotsford. Sale prices register 1 to 3 months after a sale closes.

209 2515 Park Drive, Abbotsford
209 2515 Park Drive, Abbotsford, photo 2
209 2515 Park Drive, Abbotsford, photo 3
209 2515 Park Drive, Abbotsford, photo 4
209 2515 Park Drive, Abbotsford, photo 5
209 2515 Park Drive, Abbotsford, photo 6
209 2515 Park Drive, Abbotsford, photo 7
209 2515 Park Drive, Abbotsford, photo 8
Condo
$289,900
4methe deep dive
209 2515 Park Drive
Abbotsfordlisted today
listed by eXp Realty of Canada Inc.
111603 sq ft
MLS® R3177424
129 31955 Old Yale Road, Abbotsford
129 31955 Old Yale Road, Abbotsford, photo 2
129 31955 Old Yale Road, Abbotsford, photo 3
129 31955 Old Yale Road, Abbotsford, photo 4
129 31955 Old Yale Road, Abbotsford, photo 5
129 31955 Old Yale Road, Abbotsford, photo 6
129 31955 Old Yale Road, Abbotsford, photo 7
129 31955 Old Yale Road, Abbotsford, photo 8
Condo
$325,000
17% less per sq ft
4methe deep dive
129 31955 Old Yale Road
Abbotsfordlisted today
listed by Macdonald Realty
21
317 32175 Old Yale Road, Abbotsford
317 32175 Old Yale Road, Abbotsford, photo 2
317 32175 Old Yale Road, Abbotsford, photo 3
317 32175 Old Yale Road, Abbotsford, photo 4
317 32175 Old Yale Road, Abbotsford, photo 5
317 32175 Old Yale Road, Abbotsford, photo 6
317 32175 Old Yale Road, Abbotsford, photo 7
317 32175 Old Yale Road, Abbotsford, photo 8
Condo
$269,900
4methe deep dive
317 32175 Old Yale Road
Abbotsford68 days on market
listed by eXp Realty of Canada Inc.
11
217 2451 Gladwin Road, Abbotsford
217 2451 Gladwin Road, Abbotsford, photo 2
217 2451 Gladwin Road, Abbotsford, photo 3
217 2451 Gladwin Road, Abbotsford, photo 4
217 2451 Gladwin Road, Abbotsford, photo 5
217 2451 Gladwin Road, Abbotsford, photo 6
217 2451 Gladwin Road, Abbotsford, photo 7
217 2451 Gladwin Road, Abbotsford, photo 8
Condo
$299,900
4methe deep dive
217 2451 Gladwin Road
Abbotsfordlisted today
listed by Sutton Group-West Coast Realty (Abbotsford)
22
212 32040 Tims Avenue, Abbotsford
212 32040 Tims Avenue, Abbotsford, photo 2
212 32040 Tims Avenue, Abbotsford, photo 3
212 32040 Tims Avenue, Abbotsford, photo 4
212 32040 Tims Avenue, Abbotsford, photo 5
212 32040 Tims Avenue, Abbotsford, photo 6
212 32040 Tims Avenue, Abbotsford, photo 7
212 32040 Tims Avenue, Abbotsford, photo 8
open houseCondo
$259,900
4methe deep dive
212 32040 Tims Avenue
Abbotsford5 days on market
listed by RE/MAX Lifestyles Realty (Langley)
21
26 2475 Emerson Street, Abbotsford
26 2475 Emerson Street, Abbotsford, photo 2
26 2475 Emerson Street, Abbotsford, photo 3
26 2475 Emerson Street, Abbotsford, photo 4
26 2475 Emerson Street, Abbotsford, photo 5
26 2475 Emerson Street, Abbotsford, photo 6
26 2475 Emerson Street, Abbotsford, photo 7
26 2475 Emerson Street, Abbotsford, photo 8
Townhouse
$405,000
18% less per sq ft
4methe deep dive
26 2475 Emerson Street
Abbotsford34 days on market
listed by Macdonald Realty (Surrey/152)
22
1
965 sq ft
MLS® R3178407
1
710 sq ft
MLS® R3156776
1
1,194 sq ft
MLS® R3178019
1
1,123 sq ft
MLS® R3177230
2
1,266 sq ft
MLS® R3167531

location

the building's lot: 3,386 m² (36,447 sq ft) · PID 004-527-500. from ParcelMap BC; property lines are approximate, a survey is the legal boundary.

AbbotsfordGoogle Maps ↗
Drive times
  • Downtown Abbotsford1 min
  • Godson Elementary2 min
  • Abbotsford Senior Secondary3 min
  • MTI Community College3 min
  • Abbotsford Regional Hospital & Cancer Centre4 min
  • YXX airport11 min
86

Walkability 86/100 · Very walkable: most errands on foot

Within a 10 minute walk: 22 places to eat or drink, 4 cafes, 19 parks and playgrounds, 8 schools, 1 pharmacy, 26 transit stops.

mihom score from OpenStreetMap places, by straight line distance.