Abbotsford West 55+ Homes for Sale

55+ strata buildings you can buy in Abbotsford West

Evergreen Village — 31955 Old Yale Rd

The sub-area's largest age-restricted strata: freehold strata plan NWS1737, built 1985, 205 units, 10 levels; the building directory records age restrictions, pets not allowed and rentals not allowed in its bylaws summary, with an indoor pool, recreation centre and workshop among the amenities. One listing feed has described rentals as allowed at this address — listings conflict, and under provincial law strata rental-restriction bylaws are void anyway; confirm the current registered bylaws before relying on either version.

Elmwood Manor — 32025 Tims Ave

Freehold strata NWS1317, built 1981; listings record a 55+ age restriction and no pets, with the strata fee covering electricity, heat and water.

Maplewood Manor — 32040 Tims Ave

Across from Elmwood Manor: 36 units, 3 storeys, built 1980, strata plan NWS1482; current listings describe it as a 55+ community.

Heather Ridge — 32089 Old Yale Rd

21 units, 3 storeys, built 1979, strata plan NW1047; listings record 55+, no pets and no rentals.

Cypress Park — 32145 Old Yale Rd

Freehold strata, 3 levels, built 1987; a current listing records 55+, no pets and no smoking.

Royal Court — 31930 Old Yale Rd

Strata plan NWS2756, built 1988, 3-level wood-frame building; listing data states the age restriction is 55 years and only one owner must be at least 55, rentals are allowed with certain restrictions, and pets and smoking are not allowed.

Silverwood Manor — 32070 Peardonville Rd

Listings describe a "desirable 55+ community" with no pets allowed.

Autumn Terrace — 2414 Church St

Freehold strata, plan NWS2196, built 1984; MLS property data records "Restricted Age: 55+".

Fernwood Manor — 31850 Union Ave (Clearbrook)

A current listing describes "Clearbrook's desirable 55+ Fernwood Manor" with no pets allowed and the strata fee covering heat and hot water.

The Wedgewood — 2626 Countess St

Built 1993, gated townhouse/condo complex; listings record "Age 55+. No Pets.", that only one resident needs to be over 55, and that rentals to 55+ occupants are permitted.

Trethewey Tower — 32440 Simon Ave

Strata plan LMS1002; current MLS listing data records "Restricted Age: 55+", rentals allowed with restrictions and one cat welcome. An older building directory still describes this tower as 45+ with 55 units on 16 floors, built 1999 — that conflicts with current MLS data (which shows a 1994 build year) and with the post-2022 law; treat the directory entry as stale and verify the registered bylaw and Form B before relying on either.

Centennial Court — 2451 Gladwin Rd

A current listing calls it "one of Abbotsford's premiere age restricted communities," across from Mill Lake, with no pets allowed.

Lakewood Gardens — 2491 Gladwin Rd

Listings describe a "highly sought-after 55+ building" beside Mill Lake, with the strata fee covering gas, heat and hot water.

Fircrest Estates — 32718 Garibaldi Dr

Townhouse complex; listings record a 55+ age restriction, rentals allowed and pets not allowed.

Downes Road Estates — 32250 Downes Rd

Bare land strata, plan LMS2380, built 1996, 52 homes; a gated rancher-style community where listings record "Age Restricted 55+", pets allowed with restrictions and rentals allowed. MLS listing headings label this address Abbotsford West (postal code V4X 2R1) even though Downes Road reads as an east-side street — it is filed here on the MLS label.

Life lease residences in Abbotsford West (an occupancy right, not strata)

Garden Park Tower — 2825 Clearbrook Rd

Owned and operated by the non-profit Clearbrook Golden Age Society: a life lease residence for independent adults age 55 and over — residents pay an up-front Life Lease Capital Payment (typically the unit's BC Assessment value, per the Society) plus monthly maintenance charges, and get lifetime occupancy, not a strata title; the tower was completed in 1997 and holds 111 residential suites, and the building doubles as a community centre with a coffee shop, hair salon and hall rentals. The Society states there are typically no real estate fees or property transfer taxes on a life lease, and advises getting professional advice before signing one.

Streets, schools and getting around Abbotsford West

• "Abbotsford West" is the Fraser Valley Real Estate Board sub-area name used in board data; the City's own demographic geography calls the wider west side "West Abbotsford" (profile area 7) and treats Peardonville, Clearbrook, South Clearbrook and Townline as separate profile areas inside it — there is no single City neighbourhood plan named Abbotsford West.
• Rough extent: Highway 1 across the north, Mt. Lehman Road and Clearbrook Road as the main north–south routes, South Fraser Way as the east–west arterial, and the Agricultural Land Reserve and Abbotsford International Airport (YXX) lands to the southwest. Precise sub-area edges are not published in text form by the City.
• Central Abbotsford sits to the east, Aberdeen and Poplar to the west and northwest inside the city, Matsqui to the north, and Aldergrove (Township of Langley) to the west along Fraser Highway.
• Where the 55+ stock actually is: it clusters in Clearbrook and around Mill Lake — Old Yale Road, Tims Avenue, Gladwin Road, Peardonville Road and Simon Avenue carry almost every known age-restricted building in this sub-area.
• Transit here is BC Transit's Central Fraser Valley system, not TransLink: routes 1 (Highstreet / UFV) and 2 (Highstreet / McMillan) run from Highstreet, route 66 Fraser Valley Express runs from Highstreet toward Lougheed Station, and the Highstreet Transit Exchange on Highstreet Access Road has six bus bays. There is no SkyTrain or West Coast Express station in Abbotsford.
• Health anchors on the west side: Abbotsford Urgent and Primary Care Centre, 100-2692 Clearbrook Road (urgent care 9:00 a.m. to 8:00 p.m., seven days a week); the city's hospital, Abbotsford Regional Hospital and Cancer Centre at 32900 Marshall Road, sits just east in Central Abbotsford. Both are Fraser Health services.
• School District 34 serves the area; catchments are set by SD34 Policy 18 and checked address by address in the district School Locator — locator runs show the west side splits (3614 Clearbrook Road returns Clearbrook Elementary → Colleen and Gordie Howe Middle → W.J. Mouat Secondary; 3433 Firhill Drive returns Blue Jay Elementary → Eugene Reimer Middle → Rick Hansen Secondary).

Good to know about Abbotsford West

• Almost all of Abbotsford's 55+ strata stock is in this one corridor. A buyer who insists on another part of Abbotsford is mostly choosing between detached houses, life lease, or rentals.
• The two Tims Avenue buildings face each other and are not twins. Elmwood Manor (32025 Tims Ave, NWS1317, built 1981) and Maplewood Manor (32040 Tims Ave, NWS1482, built 1980) are separate strata corporations with separate bylaws and fees; Elmwood's listing data covers electricity, heat and water in the fee, which Maplewood's sources do not state.
• Old directories still call Trethewey Tower 45+. A building directory in circulation describes 32440 Simon Ave as 45+; sub-55 age bylaws have been unenforceable since Nov 24, 2022, and current MLS data for the tower records "Restricted Age: 55+". Always price and qualify against the current registered bylaws, not a directory page.
• Building data for the biggest 55+ building conflicts between sources. The directory figures are used in, but a buyer should reconcile against the strata plan and Form B before writing.
• Downes Road Estates is filed "west" only because the MLS says so. The bare land strata at 32250 Downes Rd carries an Abbotsford West sub-area label in MLS listing headings (postal code V4X 2R1); a buyer searching by map alone would likely look for it in east-side results and miss it.
• The City runs seniors programming out of the same Clearbrook corridor. The City's Abbotsford Seniors Connect Directory 2025–2026 lists Garden Park Tower / Clearbrook Golden Age Society among its seniors service profiles — the life lease tower at 2825 Clearbrook Rd doubles as a community centre open to non-residents, with a coffee shop and seniors programs.
• Abbotsford's tax penalty is a two-step. Taxes were due July 2, 2026, with 5% added July 3 and a second 5% on September 16, 2026 — a buyer closing in late summer inherits whichever step has already landed on an unpaid balance.