Aberdeen, Abbotsford: Neighbourhood Guide

Neighbourhood guide · City of Abbotsford

Living in Aberdeen

Aberdeen is in the southwest corner of Abbotsford, next to the Langley border. It is mostly farmland and includes the Pepin Brook community, Aldergrove Regional Park and the Fraser Highway. The area takes its name from Aberdeen school, named after its Scottish settlers.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 12, 2026. I have worked in Fraser Valley real estate for 11+ years. Facts come from the official sources noted on this page. Rules and boundaries change, so confirm anything important with the City of Abbotsford and the Agricultural Land Commission.

General information only. Not legal, planning or financial advice. Before you buy or sell, check the zoning, what the community plan says, and which schools serve the address.

Free property check

Looking at a home in Aberdeen?

Type the address to see its zoning, ALR status, lot size and other public map checks. Then send it to me and I’ll check the farmland (ALR), well, septic and zoning questions before you write an offer.

Call or text 604-928-1361

Covers Surrey, Langley (City and Township) and Abbotsford. General information from public municipal and provincial maps, not a survey or legal advice. The address is only used to look up public map data. Prefer to write directly? jaredgibbons@royallepage.ca

Quick facts

Aberdeen at a glance

Gathered from official sources. Details change, so use the links on each card to double-check.

Location

LocationSouthwest Abbotsford

Official name
Aberdeen is an official BC community on the west side of Abbotsford
Area
About 43 km² in the southwest corner, mostly farmland, including Pepin Brook and Aldergrove Regional Park
People
4,220 (City profile, 2021 data)
History

HistoryAberdeen school

Name
Hugh Currie named the school after the area’s Scottish settlers, and the area took its name from the school
Site
The school moved to Fraser Highway and Bradner Road in 1900
Roads

RoadsFraser Highway and Highway 1

Fraser Highway
Phase 2 adds left-turn lanes, five lanes from Station Road to Lefeuvre Road, and paths for walking and cycling on both sides
Highway 1
13 km of improvements from 264th Street to Mt. Lehman Road, under construction
City

AbbotsfordCity of Abbotsford

Population
153,520 (City of Abbotsford profile, 2021 Census data)
ALR
About 72% of the City’s land is in the ALR
OCP
Official Community Plan Bylaw 2600-2016
City community planning

Homes for sale

Homes for sale in Aberdeen

Live MLS® listings, updated daily.

Aberdeen Homes for Sale | Abbotsford Rural & Acreage Real Estate

Aberdeen offers rural living with large properties, acreages, and quiet residential streets. The community offers space, privacy, and a countryside setting close to city amenities. Explore all Aberdeen homes for sale below, and contact Jared to book a showing or ask about recent sales.
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  • 2690 Platform Crescent, Abbotsford, BC V4X 0B8 – MLS R3173858

    2690 Platform Crescent Aberdeen Abbotsford V4X 0B8
    Main Photo: 2690 Platform Crescent, Abbotsford, BC V4X 0B8 – MLS R3173858

    2690 Platform Crescent Abbotsford V4X 0B8 Aberdeen

    $1,699,900
    Residential
    Status:
    Active
    MLS® Num:
    R3173858
    Bedrooms:
    6
    Bathrooms:
    7
    Floor Area:
    4,132 sq. ft.
    Welcome to the crown jewel of the Station area in West Abbotsford! Beautifully crafted with incredible attention to detail, this pristine home offers 6 bedrooms + den & 7 bathrooms with over 4,100 sq ft of living space . The main floor features soaring ceilings, floor-to-ceiling windows, and a gourmet kitchen equipped with high-end quartz countertops, double ovens, and custom cabinetry - don’t forget the spice kitchen too. Entertain seamlessly with a custom wet bar right off the living room. Also featuring a primary suite with a spa-like ensuite and walk through closet. Downstairs boasts 2 separate 1 bedroom suites—ideal for multi generational living or maximum rental income potential. Step outside to an immaculate, sprawling backyard with a covered patio and fire pit zone. Luxury living! More details
    Listed by eXp Realty of Canada Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 27960 Junction Avenue, Abbotsford, BC V4X 2S2 – MLS R3174391

    27960 Junction Avenue Aberdeen Abbotsford V4X 2S2
    Main Photo: 27960 Junction Avenue, Abbotsford, BC V4X 2S2 – MLS R3174391

    27960 Junction Avenue Abbotsford V4X 2S2 Aberdeen

    $1,399,000
    Residential
    Status:
    Active
    MLS® Num:
    R3174391
    Bedrooms:
    6
    Bathrooms:
    7
    Floor Area:
    3,850 sq. ft.
    Welcome to this beautifully maintained custom-built home in the sought-after Aberdeen neighbourhood! Featuring 6 bedrooms, a den, and 6 bathrooms, this impressive home offers quality craftsmanship and high-end finishes throughout. Enjoy a stunning kitchen with granite countertops and stainless steel appliances, hardwood flooring, and four spacious bedrooms upstairs, including two primary bedrooms. The basement features a recreation room with a full bathroom for upstairs use, plus a separate two-bedroom suite. Fully fenced back yard. Lots of parking. A great family home offering space and comfort! More details
    Listed by Top Producers Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 27641 Lunderberg Avenue, Abbotsford, BC V4X 0B8 – MLS R3174304

    27641 Lunderberg Avenue Aberdeen Abbotsford V4X 0B8
    Main Photo: 27641 Lunderberg Avenue, Abbotsford, BC V4X 0B8 – MLS R3174304

    27641 Lunderberg Avenue Abbotsford V4X 0B8 Aberdeen

    $1,499,995
    Residential
    Status:
    Active
    MLS® Num:
    R3174304
    Bedrooms:
    8
    Bathrooms:
    6
    Floor Area:
    4,084 sq. ft.
    Welcome to the LUXURIOUS CUSTOM BUILT 8 bedroom, 6 bathroom home WITH Primary Bedroom on Main level with full bath. High quality finished, an open and spacious layout , central A/C , central vacc at unbeatable location. This excellent family home features a large living roomw/large bright windows, Spice Kitchen, gourmet kitchen w/SS appliances, high-end cabinets & a large center island. Basement has TWO Separate suites, a 1 bedroom and 2 bedroom, great mortgage helpers. Getting total ($2800 in Rent). The backyard is fully fenced and boasts a large deck with tons of space to entertain. Convenient location near schools, parks, amenities, shopping etc., perfect for commuters. Great opportunity for anyone looking for a place as home & enjoy the amazing lifestyle it has to offer. More details
    Listed by Nationwide Realty Corp.
    LISTING DETAILS
    JARED GIBBONS

  • 27857 Ledunne Avenue, Abbotsford, BC V4X 0A8 – MLS R3173465

    27857 Ledunne Avenue Aberdeen Abbotsford V4X 0A8
    Main Photo: 27857 Ledunne Avenue, Abbotsford, BC V4X 0A8 – MLS R3173465

    27857 Ledunne Avenue Abbotsford V4X 0A8 Aberdeen

    $1,949,900
    Residential
    Status:
    Active
    MLS® Num:
    R3173465
    Bedrooms:
    9
    Bathrooms:
    6
    Floor Area:
    5,080 sq. ft.
    Welcome to this stunning custom built home in the desirable Aberdeen neighbourhood of Abbotsford! Offering over 5,000 sq.ft. with 9 bedrooms and 6 bathrooms. The main floor features high ceilings, two spacious living areas, a generous dining space, a beautiful kitchen with a separate spice kitchen, plus a bedroom and full bath. Enjoy your movie theatre, perfect for entertaining! The lower level offers a 2 bed suite and a separate 1 bed suite, with potential to convert the 2 bed suite into a 3 bed, 2 bath layout. A separate driveway for tenant parking and plenty of street parking. Spacious front and back yards offer room for outdoor enjoyment. Located near Swensson Park, schools, shopping, restaurants, Fraser Highway and Highway 1. A great combination of space, comfort and income potential! More details
    Listed by Century 21 Creekside Realty
    LISTING DETAILS
    JARED GIBBONS

  • 27649 Lundeberg Avenue, Abbotsford, BC V4X 0B8 – MLS R3173578

    27649 Lundeberg Avenue Aberdeen Abbotsford V4X 0B8
    Main Photo: 27649 Lundeberg Avenue, Abbotsford, BC V4X 0B8 – MLS R3173578

    27649 Lundeberg Avenue Abbotsford V4X 0B8 Aberdeen

    $1,289,900
    Residential
    Status:
    Active
    MLS® Num:
    R3173578
    Bedrooms:
    6
    Bathrooms:
    4
    Floor Area:
    2,661 sq. ft.
    Welcome to Station Woods in West Abbotsford! This beautifully finished custom-built home offers over 2,600 sq. ft. of spacious, functional living with an open-concept layout and high ceilings throughout. The kitchen is the heart of the home, featuring a large centre island, updated smart appliances, custom built-in pantry, quality cabinetry and plenty of space for entertaining. Additional features include crown mouldings, modern lighting, quality laminate & tile flooring & a warm designer colour palette. Downstairs offers a spacious 2-bedroom LEGAL SUITE providing excellent mortgage-helper potential, plus a large rec room or 4th bedroom and full bathroom for the main home's use. Turnkey family home offers incredible flexibility for your growing family, just move in! More details
    Listed by Royal LePage Sterling Realty
    LISTING DETAILS
    JARED GIBBONS

  • House in Prince George

    Contact for address
    Main Photo: House in Prince George

    Contact for address details

    Residential
    LISTING DETAILS
    JARED GIBBONS
    To access this listing,
    please create a free account

  • 2753 Carriage Court, Abbotsford, BC V4X 0A3 – MLS R3172202

    2753 Carriage Court Aberdeen Abbotsford V4X 0A3
    Main Photo: 2753 Carriage Court, Abbotsford, BC V4X 0A3 – MLS R3172202

    2753 Carriage Court Abbotsford V4X 0A3 Aberdeen

    $1,399,000
    Residential
    Status:
    Active
    MLS® Num:
    R3172202
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    2,707 sq. ft.
    Best location in Aberdeen!Nicely Renovated Exquisite 2 Story home! Family friendly area located in a quiet cul-de-sac. This 5 Bedroom, 4 Full-Washroom home is built with attention to detail through out. The main floor boosts a separate living room and family room. With 3 bedrooms featuring an oversized Master Bedroom. Office with Full-Washroom located in the BSMT. Features a 2 bedroom LEGAL Basement Suite stepping out to an oversized fenced backyard.A beauty package for you. Must see before it's gone.Call TODAY for a private tour! More details
    Listed by Planet Group Realty Inc.
    LISTING DETAILS
    JARED GIBBONS

  • House in Prince George

    Contact for address
    Main Photo: House in Prince George

    Contact for address details

    Residential
    LISTING DETAILS
    JARED GIBBONS
    To access this listing,
    please create a free account

  • 2807 Platform Crescent, Abbotsford, BC V4X 0A4 – MLS R3170630

    2807 Platform Crescent Aberdeen Abbotsford V4X 0A4
    Main Photo: 2807 Platform Crescent, Abbotsford, BC V4X 0A4 – MLS R3170630

    2807 Platform Crescent Abbotsford V4X 0A4 Aberdeen

    $1,549,900
    Residential
    Status:
    Active
    MLS® Num:
    R3170630
    Bedrooms:
    6
    Bathrooms:
    5
    Floor Area:
    3,723 sq. ft.
    Over 3,700 sq. ft. of living space on an almost 6,000 sq. ft. lot! This spacious 6 bedroom + den, 5 bathroom home offers an open, functional layout designed for family living. Generously sized bedrooms provide plenty of space for the whole family, while high-end finishings and quality appliances are featured throughout. The walk-out basement features a large rec room with wet bar, perfect for entertaining, plus a legal suite ideal for rental income or multi-generational living. Outside, enjoy a large backyard with plenty of room for kids, pets and entertaining. Conveniently located close to multiple parks, shopping, amenities and major commuting routes. A well-designed home offering the space, flexibility and location today's families are looking for! More details
    Listed by Team 3000 Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 2606 Terminal Court, Abbotsford, BC V4X 0C4 – MLS R3170715

    2606 Terminal Court Aberdeen Abbotsford V4X 0C4
    Main Photo: 2606 Terminal Court, Abbotsford, BC V4X 0C4 – MLS R3170715

    2606 Terminal Court Abbotsford V4X 0C4 Aberdeen

    $1,625,000
    Residential
    Status:
    Active
    MLS® Num:
    R3170715
    Bedrooms:
    9
    Bathrooms:
    6
    Floor Area:
    4,116 sq. ft.
    BRAND NEW MEGA HOME IN STATION WOODS, WEST ABBOTSFORD! Welcome to this stunning custom-built home offering modern design, high-end finishes. Featuring 9 bedrooms and 6 bathrooms, this spacious home is perfect for a large family or investors. The upper floor offers 4 bedrooms and 3 bathrooms, including bedrooms with ensuite bathrooms. The main floor features bright living and family areas, a dining space, modern kitchen with quartz countertops, a beautiful spice kitchen, plus an additional bedroom/office. The basement includes a 2-bedroom legal suite plus an additional 2-bedroom unauthorized suite, providing excellent mortgage-helper potential. Located in the desirable new Station Woods subdivision, this home combines luxury, functionality, and income potential. More details
    Listed by Investa Prime Realty
    LISTING DETAILS
    JARED GIBBONS

  • 2343 Merlot Boulevard, Abbotsford, BC V4X 0A6 – MLS R3168712

    2343 Merlot Boulevard Aberdeen Abbotsford V4X 0A6
    Main Photo: 2343 Merlot Boulevard, Abbotsford, BC V4X 0A6 – MLS R3168712

    2343 Merlot Boulevard Abbotsford V4X 0A6 Aberdeen

    $1,449,900
    Residential
    Status:
    Active
    MLS® Num:
    R3168712
    Bedrooms:
    6
    Bathrooms:
    4
    Floor Area:
    4,104 sq. ft.
    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! More details
    Listed by Royal LePage Little Oak Realty
    LISTING DETAILS
    JARED GIBBONS

  • 53 27735 Roundhouse Drive, Abbotsford, BC V4X 0B9 – MLS R3167476

    53 27735 Roundhouse Drive Aberdeen Abbotsford V4X 0B9
    Main Photo: 53 27735 Roundhouse Drive, Abbotsford, BC V4X 0B9 – MLS R3167476

    53 27735 Roundhouse Drive Abbotsford V4X 0B9 Aberdeen

    $679,900
    Residential
    Status:
    Active
    MLS® Num:
    R3167476
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,357 sq. ft.
    Peaceful greenbelt living meets modern style at Roundhouse! Proudly maintained by the original owners on the quiet side of the complex, this 3 bed 3 bath home offers privacy, space and convenience. With classic 9' ceilings and a beautiful archway from the spacious dining area to the large living room, this layout was designed for both effortless entertaining and comfortable everyday living. The stylish kitchen features a quartz island and full sized pantry. Parking for 3 vehicles plus guest parking directly across from your front door, and steps from the playground. Pets and rentals allowed. Located close to parks, schools, Downtown Aldergrove, Hwy 1 and Highstreet Shopping Centre. Move-in ready, thoughtfully designed and perfectly located, come see why this one feels like home. More details
    Listed by Royal LePage Little Oak Realty
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated October 13, 2026 at 09:35 PM (UTC)
Reciprocity Logo
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.

Schools

Schools in Aberdeen

Public schools (Abbotsford School District) at addresses in or near this area.

Elementary

Aberdeen ElementaryAbbotsford Schools (SD34)

Address
2975 Bradner Road, Abbotsford
Grades
K to 5
School website

I could not confirm the middle and secondary catchments for Aberdeen. Catchments are set by address, and one area can be split between several schools. Use the Abbotsford School District catchment locator to check the exact address before you buy.

Parks and trails

Parks and trails in Aberdeen

From the City of Abbotsford, Metro Vancouver and the Fraser Valley Regional District. Check them for current hours and closures.

Park

ParkEngineer Park

Size
3.5 hectares between Fraser Highway and Bertrand Creek
Has
Two playgrounds, a sport court, a picnic shelter, an off-leash dog area and loop trails
Name
Honours the Royal Engineers who surveyed the land in the mid-1800s
City of Abbotsford news release

Homes and land

What to look at in an Aberdeen property

On rural land, problems with the water, the septic system or the land rules can cost more to fix than the house.

Acreage

Acreage1 to 10 acres

Sizes
1 to 4.99 acres, and 5 to 10 acres
Look at
How much of the land you can use (versus trees or wet ground), drainage, access and fencing
Ask
How much water the well gives and how clean it is, how old the septic is and when it was last serviced, and whether the land is in the ALR
Farms

Farms10 acres and up

Sizes
10 to 19.99 acres, and 20 acres and up
Look at
Soil, drainage, barns, fencing and water for animals or crops
Ask
What the zoning allows for farming, and whether BC Assessment lists it as a farm (farm class, which lowers property tax)
Horse properties

HorsesHouses on 5+ acres

Look at
The barn, the riding arena surface, how the paddocks drain and how manure is handled
Ask
Whether barns and arenas were built with permits, and what the zone allows for animals
Watch for
Riding trails you plan to use that cross someone else’s land

Planning and zoning

Planning and the ALR in Aberdeen

Aberdeen has no neighbourhood plan of its own, so the City’s Official Community Plan (OCP) and the ALR rules apply property by property.

  • About 72% of Abbotsford’s land is in the Agricultural Land Reserve. ALR status is set property by property, so check the exact address.
  • The Official Community Plan is Bylaw 2600-2016.

See the City’s community planning page and the Agricultural Land Commission.

Before you buy in Aberdeen

  1. Confirm ALR status and zoning. Check the ALC map and ask the City of Abbotsford how the property is zoned and what that allows.
  2. Test the water. If the home is on a well, test how much water it gives and how clean it is, and ask for past test results.
  3. Inspect the septic. Find out how old the system is and when it was last serviced, and have it inspected.
  4. Check the outbuildings. Ask whether barns, shops, arenas and suites were built with permits.
  5. Read the title. Look for any rules or rights that others have over the land (covenants, rights of way and easements), including any access you rely on.
  6. Check for streams. Rules about how close you can build to a stream can limit where you build. Ask the City of Abbotsford about any watercourse on or near the land.

Selling

Own in Aberdeen?

Send me your address and I’ll give you a call to talk about how to get the most value from your home.

Contact Form

Call or text 604-928-1361 or email jaredgibbons@royallepage.ca.

FAQ

Aberdeen questions

Where is Aberdeen?

In the southwest corner of Abbotsford, next to the Township of Langley. It includes the Pepin Brook community and Aldergrove Regional Park.

Where does the name Aberdeen come from?

From Aberdeen school, which Hugh Currie named after the area’s Scottish settlers. Source: school name history.

Which school is in Aberdeen?

Aberdeen Elementary at 2975 Bradner Road. Check the Abbotsford School District catchment locator for the exact address.

What is Engineer Park?

A 3.5-hectare City park between Fraser Highway and Bertrand Creek with playgrounds, a sport court, an off-leash dog area and trails.

Is Highway 1 being widened here?

Yes. The 13 km section from 264th Street to Mt. Lehman Road is under construction.

Is any of Aberdeen in the ALR?

ALR status is set property by property. About 72% of Abbotsford’s land is in the Agricultural Land Reserve, so check the exact address on the Agricultural Land Commission map. You can also check an address with the zoning lookup at the top of this page.

How do I see current Aberdeen listings?

Use my Aberdeen homes for sale page, or call or text me at 604-928-1361.

Disclaimer

This page is general information, not legal, planning, tax or financial advice. It is written from official public sources and may be out of date or incomplete. Neighbourhood boundaries, school catchments, zoning and community plans change. Confirm everything that matters to your decision with the City of Abbotsford and the Agricultural Land Commission, the school district and your own advisors before you buy or sell.

Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty · Suite 201 - 15272 Croydon Dr, Surrey · 604-928-1361 · jaredgibbons@royallepage.ca

Client reviews

What clients say

Five-star reviews from clients I have helped buy and sell, posted on my Google Business Profile. Short excerpts, quoted word for word; initials only.

5 out of 5 stars, Google review

“Working with Jared made selling our condo a much smoother experience than we expected. …”

M.H.20 Sep 2026

5 out of 5 stars, Google review

“We had an excellent experience working with Jared. From the very beginning, he took the time to really listen to what we were looking for and helped us find homes that matched both our needs and our lifestyle. …”

J.L.15 Jun 2026

5 out of 5 stars, Google review

“As first-time home buyers, we are so grateful we had Jared guiding us every step of the way. He was always quick to respond to texts, emails, and questions. …”

S.E.22 May 2026

5 out of 5 stars, Google review

“Highly recommend Jared and his team. He made listing and selling my condo easy. …”

K.H.20 Apr 2026

5 out of 5 stars, Google review

“10/10 service. Made everything extremely easy on the buyers end. Would highly recommend!”

W.L.23 Nov 2025

5 out of 5 stars, Google review

“Working with Jared was an absolute pleasure from start to finish. …”

K.L.4 Nov 2025

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Free Aberdeen property check

Reciprocity Logo The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.