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$1,449,900

2293 MERLOT BOULEVARD

Abbotsford · MLS® R3165514

6 bed · 4 bath · 2,911 sq ft · 6,163 sq ft lot · 4 parking

House · Single Family · built 2011 · 23 days on market

Listed by Jim Makkar, eXp Realty of Canada Inc.

Realtor's description

Welcome to Pepin Brook Vineyard Estates! This beautifully renovated and updated 6 bedroom & 4 bathroom home offers over 3,200 sq. ft. of living space in one of West Abbotsford's most desirable neighbourhoods. The bright and functional layout features an updated kitchen with stainless steel appliances, updated bathrooms, newer flooring, and fresh paint throughout. The main floor offers spacious living and entertaining areas, while the primary bedroom impresses with vaulted ceilings, additional windows, and a private ensuite. The fully finished basement includes a fully self-contained income helper with separate laundry, providing excellent flexibility for extended family or rental income. Enjoy a fully fenced private backyard, double garage, and beautifully maintained exterior.

Property details

Type: House, Single Family
Bedrooms: 6
Bathrooms: 4
Living area: 2,911 sq ft
Lot: 6,163 sq ft
Parking: 4
Year built: 2011
Property tax: $6,630 / yr
Days on market: 23
MLS®: R3165514

Features

Washer
Refrigerator
Dishwasher
Stove
Dryer

Price check

Above typical for the area (+15%)

2026 assessment: $1,336,000 · asking is +8.5%
Price per sq ft: $498 vs $432 median for houses in Abbotsford for sale (459)
Last sold: $1,350,000 · Jul 27, 2023

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 23 days · no price changes so far

The market here

Listed now: 71 days; median for 468 houses for sale; this one 23 days

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

Property tax by year

Year	Assessed	Est. tax
2026	$1,336,000	$6,040

The listing shows $6,630 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.

Monthly cost

$6,870/mo

Mortgage $6,317 · Tax $552

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

estimated payment

$6,317/ monthly

loan $1,159,920

25-year amortization

down payment20% · $289,98020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 9, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $735,203
property transfer tax: $26,998; BC general rate
cash to close: $316,978; down + PTT
total paid: $1,895,123

Estimates only. Rates change daily and lenders qualify at the stress-test rate; first-time-buyer and newly-built PTT exemptions aren't applied. Talk to a mortgage broker before you offer.

If you rented it out

Suite rent: $1,278/mo
Your cost after the suite: $5,869/mo; vs $7,045 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $6,317 · tax $552 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent starts at CMHC's average for a 3+ bedroom (1-bedroom for the suite) in Abbotsford - Mission (CMHC Rental Market Survey, October 2025). Averages include long-time tenants, so new leases usually ask more; 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

Location

Lot outline: 578 m² (6,222 sq ft) · PID 027-535-304. From ParcelMap BC; property lines are approximate, a survey is the legal boundary.

AbbotsfordGoogle Maps ↗

Location

AbbotsfordGoogle Maps ↗

Schools

Catchment schools, Abbotsford School District 34

Elementary Ross Elementaryhomes in this catchment
300 m away · 2451 Ross Rd, Abbotsford · 604-856-6079
Middle Eugene Reimer Middlehomes in this catchment
4.1 km away · 3433 Firhill Dr, Abbotsford · 604-504-5343
Secondary Rick Hansen Secondaryhomes in this catchment
4.2 km away · 31150 Blueridge Dr, Abbotsford · 604-864-0011

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.

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