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Welcome to this beautifully custom-built 4,104 Sqft home in one of Abbotsford’s most desirable neighborhoods (Pepin Brook) surrounded by farmland. The main floor offers an open-concept living area, den, and a bright kitchen with granite countertops, quality cabinetry, and a dining space, all enhanced by natural light, crown moldings, baseboards, and engineered hardwood floors. Upstairs features 4 spacious bedrooms, including a primary suite with a private ensuite. Furnace and hot water tank were replaced in Feb 2026. The fully finished basement includes a separate entry, ideal for long-term rental, plus a theatre room with built-in bar. Walking distance to parks and schools, with a backyard featuring a durable wooden playground. Contact for more details!
| Basement Finished Area (sqft) | 1407 |
|---|---|
| Basement Features | Finished, Exterior Entry |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Interior Features | Guest Suite, Central Vacuum, Wet Bar |
| Fireplace | 1 |
| Heating Type | Forced Air, Natural Gas |
| Cooling | Central Air |
| Laundry | In Unit |
| # of Kitchens | 2 |
| Flooring | Tile, Carpet |
| Foundation | Concrete Perimeter |
| Exterior Features | Private Yard |
|---|---|
| Roof | Asphalt |
| Structures | Residential Detached |
| Price | $1,469,900 |
|---|---|
| Total Bedrooms | 6 |
| Total Bathrooms | 4 |
| Full Bathrooms | 4 |
| Half Bathrooms | 0 |
| Floor Area Total (sqft) | 4104 |
| Year Built | 2012 |
| Age Of Building | 14 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Stories | 2 |
| Ownership Type | Freehold NonStrata |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Public Sewer, Sanitary Sewer, Storm Sewer |
| Water (WaterSource) | Public |
| Parking Type | Garage Double, Front Access, Garage Door Opener |
| Total Parking Spaces | 4 |
| Rental Suites | Unauthorized Suite |
| Lot Size | 6318 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 48 |
| MLS® # | R3128858 |
| Area | Abbotsford |
| Neighbourhood | Aberdeen |
| City | Abbotsford |
| Postal Code | V4X 0A6 |
| Gross Taxes | $6,507.61 |
| Zoning | RS3 |
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Den | 10'0 x 10'0 ft |
| Main Level | Dining Room | 9'8 x 9'8 ft |
| Main Level | Kitchen | 10'2 x 10'2 ft |
| Main Level | Nook | 10'3 x 10'3 ft |
| Main Level | Great Room | 16'3 x 16'3 ft |
| Main Level | Laundry | 10'4 x 10'4 ft |
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #4 |
| Above Level | Yes | #5 |
| Above Level | No | #4 |
| Basement | No | #4 |
Listed by: Royal LePage Little Oak Realty
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.
Public Schools
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
Closest Transit
Crime Rate
Demographics
Noise/ Power Lines
Other
2343 Merlot Boulevard has a sell-speed score of 53/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 4.9% below comparable active properties in Aberdeen, which is a strong competitive signal. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4X 0A6, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
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.
Annual avg PM2.5 4.9 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Abbotsford A Columbia Street, Abbotsford (~6.4 km). Annual avg AQHI 1.8 — Low Risk.
Abbotsford currently sees ~3 days above 30 °C per year (1981–2010 baseline), projected to rise to ~13 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~31.2 °C baseline, ~33.9 °C projected. Tropical nights (>18 °C): ~0 baseline, ~1 projected.
Annual precipitation ~1520 mm (1981–2010 baseline), projected ~1572 mm by the 2050s. Extreme 1-day rainfall: ~53.7 mm baseline, ~57.8 mm projected. Values vary modestly across the Lower Mainland.
Longest annual dry spell (consecutive dry days): ~24 days baseline, ~25 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Based on 4 comparable active Single Family Residences in Aberdeen, the average asking price is $1,540,633. This listing is priced 4.6% below the neighbourhood average.
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