Poplar 55+ Homes for Sale

On this page (11 sections)

In Poplar, Abbotsford, the 55+ homes you can buy are Central Heights Manor, Crown Point and Maplewood Estates (strata and manufactured-home park). The other seniors housing here, which you cannot buy into, is retirement residence or care. This page names each building, says what type it is and what the sources show, and covers local rules and the questions buyers ask.

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55+ strata buildings you can buy in Poplar

Central Heights Manor — 33535 King Rd

Freehold strata plan NWS3075, 3 levels, built 1990; listings describe a 55+ community, and building-source data records "No Pets or Rentals" in its bylaws summary.

Crown Point — 1450 McCallum Rd

Gated townhouse complex, freehold strata plan NWS2984, built 1989, zoning RM30.

55+ manufactured-home parks in Poplar

Maplewood Estates (also listed as Maplewood Mobile Home Park) — 2035 Martens St

Listings for homes in this park use both names for the same address and describe an "Adult Community — 55+": a small pet is allowed and the buyer must be approved by the park owner before purchase.

Rental, care and subsidized seniors housing in Poplar (not for sale)

  • Maplewood House — 1919 Jackson St: Long-term care home run by the Maplewood Care Society: 78 beds (all publicly funded; 76 single-occupancy rooms in the Seniors Advocate data), opened 1989, accredited, funded primarily through Fraser Health with all admissions coordinated through Fraser Health — there is nothing to buy and no private application route to the home itself.

Streets, schools and getting around Poplar

  • The sub-area sits south of Highway 1 around Huntingdon Road, King Road and Gladwin Road, west of the Marshall Road / McCallum Road area and east toward Clearbrook Road; exact board boundary lines are not published in text form — they are shown in the City's interactive WebMap.
  • The two 55+ strata complexes here are the exception, not the pattern.
  • The hospital is immediately north across Highway 1: Abbotsford Regional Hospital and Cancer Centre, 32900 Marshall Road (emergency, surgery, maternity, 24 hours). The Abbotsford Urgent and Primary Care Centre is at 100-2692 Clearbrook Road.
  • BC Transit Central Fraser Valley routes through or beside Poplar: route 3 (Clearbrook / Huntingdon, via the Gladwin and King Road area), route 5 (Clearbrook / Bourquin via Hospital, on Marshall Road at the east edge), route 6 (Gladwin Road corridor) and route 12 (UFV / Bourquin via Jackson Street and McCallum Park and Ride). There is no SkyTrain or West Coast Express in Abbotsford.
  • Schools physically in the sub-area: South Poplar Traditional Elementary (32746 Huntingdon Road), Jackson Elementary (33165 King Road) and Abbotsford Traditional School, middle/secondary (2272 Windsor Street); SD34 locator runs for both elementary addresses return Jackson Elementary → Abbotsford Middle → Abbotsford Senior Secondary for the regular stream (SD34 School Locator, run 2026-11-01).
  • The south edge is rural: lots toward Huntingdon Road are in or beside the Agricultural Land Reserve, and Poplar drains toward the Sumas Prairie system, so floodplain status is a lot-by-lot WebMap check (Zoning Bylaw Schedule E), not an area-wide answer.

Local rules and plans in Poplar

  • In a BC strata, "55+" is the only age restriction that still exists: The Strata Property Act (ss. 123.1/123.2, via Bill 44) has allowed only 55-and-over residency bylaws since Nov 24, 2022; older buildings' 19+, 40+ or 45+ bylaws are invalid, which is why any pre-2022 document for Central Heights Manor or Crown Point that shows a different age should be re-read against the current registered bylaws.
  • Owning is not the same as living in the unit: The Province's guidance: an under-55 person can own a strata lot in a 55+ corporation but may not be able to reside in it — the bylaw controls occupancy.
  • Who is exempt (Strata Property Regulation 7.01): residents who lived in the unit when the bylaw passed (legacy), live-in caregivers, and — after the May 1, 2023 expansion — the qualifying resident's younger spouse or partner, children under 19 in that resident's care, and adult children the resident cared for before age 19.
  • Maplewood Estates runs on the Manufactured Home Park Tenancy Act, not the Strata Property Act: BC's page states the Act covers most manufactured home tenancies: the buyer owns the home, rents the site, and the park owner must approve a purchaser (the park's listings say exactly that). Site rent may be increased only once every 12 months, with at least three full months' notice, capped at the annual provincial limit (2.3% for increases effective in 2026; 2.2% announced for 2027) plus a proportional amount for changes in local government levies and regulated utility fees.
  • If the plan is to age in a Poplar house instead: Zoning Bylaw No. 2400-2014, s.140.3.8 permits one secondary suite in all single detached dwellings (City reports state the criteria include a minimum 400 m² lot and 12.0 m frontage) — the suite is the usual route to a caregiver or family member on the same lot.
  • Rural south-edge lots: where the A1 (Agricultural One) zone applies, the minimum subdivision lot area is 8.0 ha, and ALR land adds Agricultural Land Commission Act and ALR Use Regulation controls on subdivision and added dwellings — relevant if a buyer hopes to split a Huntingdon Road parcel for family.
  • Tax mechanics: Abbotsford tax is the BC Assessment value multiplied by a rate per $1,000 (Tax Rates Bylaw No. 3727-2026); taxes were due July 2, 2026, with a 5% penalty July 3, 2026 and a second 5% penalty September 16, 2026.

BC’s 55+ rules (age bylaws, who may live in a unit, exemptions and rentals) apply in every strata and are on the BC 55+ strata rules page.

Good to know about Poplar

  • The City doesn't call this area "Poplar." Its official profile name is "South Poplar" (profile area 5); "Poplar" is the real estate board's label. A buyer reading City documents, census profiles or demographic reports should search "South Poplar" or find nothing.
  • Three "Maplewoods," three tenures, two sub-areas. Maplewood Manor (Tims Ave, Abbotsford West) is a buyable 55+ strata; Maplewood House (Jackson St, here) is a Fraser Health-funded care home with 78 beds; Maplewood Estates (Martens St, here) is a 55+ manufactured-home park where you rent the pad. Search results blend all three — check the street before booking a viewing.
  • Poplar is about to hold the city's biggest care construction. The new long-term care community beside Maplewood House at 1919 Jackson St will hold the 109 Cottage/Worthington beds plus 91 new ones — 200 beds on one Poplar site — with a 49-space child care facility built alongside; Fraser Health expected completion in 2027. For a 55+ buyer, that is the sub-area's care backstop arriving on a fixed schedule.
  • The "Central Abbotsford" mislabel on Central Heights Manor is structural, not a typo in one listing. The same feed error recurs across portals; the building directory's Poplar list and the King Road address are the reliable anchors, and the strata plan number (NWS3075) never changes.
  • The Traditional school pathway runs through this sub-area. South Poplar Traditional Elementary is one of only two feeder schools for Abbotsford Traditional School (Grades 6–12), and feeder students are automatically registered there — a draw for grandparents buying near family, and a detail the regular catchment (Jackson Elementary) does not capture.
  • Poplar's name is literal. The community was named for the poplar trees planted on top of the hill, and the Old South Poplar School is on the Abbotsford Community Heritage Register — the rural character at the south edge, where A1 zoning sets an 8.0 ha subdivision minimum, is policy, not an accident of development timing.

More Poplar buildings the MLS marks as 55+

In Poplar, closed sales of these buildings carry the 55+ restricted-age field. Confirm each building's bylaw in its Form B before relying on it.

Buildings in Poplar the MLS marks as 55+
BuildingTypeTitleBuiltStoreysBuilding amenities
Crown Point IITownhomeStrata1990—Recreation room, Library, Gated
Crown Point Villa 2TownhomeStrata1993—Library
Crowne Point VillasTownhomeStrata1989—Clubhouse, Fitness room, Recreation room, Workshop, Wheelchair access, Library, RV parking
Kingsview EstatesTownhomeStrata1988—Clubhouse, Gated

Sources

Facts on this page come from these public sources, read on November 1, 2026. Listing-level pages are not listed.

Poplar 55+ homes: your questions answered

How much 55+ choice is there in Poplar, honestly?

Two strata complexes (Central Heights Manor, 33535 King Rd; Crown Point, 1450 McCallum Rd) and one manufactured-home park (Maplewood Estates, 2035 Martens St). That is the whole known buyable 55+ stock in the sub-area — Abbotsford West has fifteen known 55+ strata complexes, so most 55+ buyers who want selection end up looking there.

My partner is 50. Can we live at Crown Point?

Yes, under the provincial exemption for a younger spouse or partner of a resident who meets the age requirement — Strata Property Regulation 7.01 covers that case, along with legacy residents and live-in caregivers. Crown Point's own MLS data records its pet bylaw (one cat or dog, with restrictions); confirm the age-bylaw wording in the registered bylaws.

I read Central Heights Manor is "in Central Abbotsford." Which is it?

The strata plan (NWS3075) is the stable identifier.

What's different about buying in Maplewood Estates?

You buy the home, not land: the site is rented under the Manufactured Home Park Tenancy Act, the park owner must approve you as a buyer (the listings state this), one small pet is allowed, and pad rent can rise only once a year on three full months' notice within the provincial cap (2.3% for 2026) plus the proportional levy/utility share. It is a tenancy relationship, with none of the Strata Property Act's Form B, depreciation report or strata-meeting machinery.

Can I buy under 55 and hold the unit until I qualify?

Yes — ownership is not restricted, only residing is. An under-55 buyer can own at Central Heights Manor or Crown Point but could not live there until meeting the bylaw or an exemption.

Is there any 55+ rental building in Poplar if I don't want to buy?

The sub-area's seniors housing beyond ownership is care housing (Maplewood House long-term care), which is Fraser Health-funded and admission-based, not a rental application. The nearest known subsidized seniors residences are the Cottage and Worthington Pavilions in Central Abbotsford — themselves scheduled to be replaced by the new care community rising at 1919 Jackson St in this sub-area.

Does the floodplain touch Poplar homes?

Poplar drains toward the Sumas Prairie system, which the City describes as low-lying and subject to Nooksack River overflow flooding; that description belongs to Sumas Prairie itself, and a specific lot's floodplain status is only settled by the Zoning Bylaw Schedule E map in the City WebMap — check it before subject removal on any low-lying or rural lot.

How do I get to the hospital from King Road without a car?

BC Transit route 5 (Clearbrook / Bourquin via Hospital) runs Marshall Road at the sub-area's east edge, and route 12 serves Jackson Street toward Bourquin Exchange; the hospital at 32900 Marshall Road is immediately north of Poplar across Highway 1.

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

  • 5 out of 5 stars

    “I have bought a new house with Jared and he was very professional and knowledgeable always available to answer any questions I had but above all prepared and personable. I would highly recommend Jared.”

    G.E. Google review

  • 5 out of 5 stars

    “Jared has been a massive help, both in the purchase of our home and the selling of our previous home. Very responsive to communication and willing to help way beyond my expectations. Can't recommend him enough!”

    R.B. Google review

  • 5 out of 5 stars

    “I was going to write a long heartfelt message, because Jared has been so exceptional to work with, but to simply put it - if you want to sell your home, or buy a house, you are going to want to work with Jared…”

    N.K. 27 Sep 2026 · Google review

More Poplar real estate

What's nearby, building by building

Times are from OpenStreetMap routing from each building’s address, November 2026.

  • Central Heights Manor, 33535 King Rd

    Transit
    No rapid-transit station is in Abbotsford; nearest is Mission City Station, West Coast Express terminus in Mission. Nearest named stops: UFV Abbotsford Campus and McCallum Park & Ride, both served by BC Transit routes 1 and 12. Route 1 Highstreet/UFV: Highstreet to UFV Abbotsford via Bourquin and Montrose exchanges and McCallum Park & Ride.
    Parks and recreation
    Rogers Forum (arena), 33800 King Road. Hoon Park, 33279 Lynn Avenue.
    Schools
    Jackson Elementary, K-5, School District 34 Abbotsford, 33165 King Rd. Abbotsford Traditional School, 6-12, School District 34 Abbotsford, 2272 Windsor St.
    Shopping
    Real Canadian Superstore, 2855 Gladwin Rd, Abbotsford.

Crown Point, 1450 McCallum Road

  • Parks and recreation: Kaslo Park, 1435 Kaslo Court.
  • Schools: South Poplar Traditional Elementary, K-5, School District 34 Abbotsford, 32746 Huntingdon Rd.

  • Maplewood Estates, 2035 Martens St

    Transit
    No SkyTrain or West Coast Express station is in Abbotsford; BC Transit serves Poplar on routes 3, 5, 6 and 12. Route 3 Clearbrook/Huntingdon runs via Bourquin Exchange, Montrose Exchange and Marshall Road. Bourquin Exchange and Montrose Exchange are stops on Route 3.
    Parks and recreation
    Berry Park, 33928 Fern Street, on the City parks list. Huntingdon Park, 34779 3rd Avenue, on the City parks list.
    Schools
    South Poplar Traditional Elementary, K-5, SD34 Abbotsford, 32746 Huntingdon Rd. Jackson Elementary, K-5, SD34 Abbotsford, 33165 King Rd. Abbotsford Traditional School, 6-12, SD34 Abbotsford, 2272 Windsor St.

Measured walking and driving times from each building

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), starting at each building’s address
BuildingToHowMinutesDistance (km)
Central Heights ManorMcCallum Park & RideWalk40.3
Central Heights ManorRogers Forum (33800 King Road)Walk80.6
Central Heights ManorJackson Elementary (33165 King Road)Walk110.8
Crown PointRogers Forum (33800 King Road)Walk60.5
Crown PointUniversity of the Fraser Valley (33844 King Road)Walk60.5
Crown PointMcCallum Park & RideWalk120.9
Maplewood EstatesJackson ElementaryDrive64.1
Maplewood EstatesClearbrook LibraryDrive73.6
Maplewood EstatesSouth Poplar Traditional ElementaryDrive85.2

Sources for what’s nearby each building

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