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Sage - Phase 2 (Building 3) project imagery

Sage - Phase 2 (Building 3) / Neighbourhood guide

Abbotsford · A CLOSER LOOK

Sage - Phase 2 (Building 3)
location & neighbourhood.

The daily stops. The local connections.
The details that help you choose a home.

By Team AroraLocation data supplied by Local Logic
Project imagery · Renderings are illustrative

01 / THE SETTING

Sage - Phase 2 (Building 3) location:
Abbotsford.

Situated in the Abbotsford - Mission metropolitan area, Sumas Way is a neighbourhood within Abbotsford, British Columbia.

34365 Gladys Ave, Abbotsford, BC V2S 2E8, Canada. The address reference does not establish a final entrance or the location of an individual home.

Sage - Phase 2 (Building 3) prices & floor plans ↗

Location reference

Abbotsford

34365 Gladys Ave, Abbotsford, BC V2S 2E8, Canada

Provider neighbourhood

Sumas Way

Provider labels may differ from builder descriptions.

Your next step

Explore nearby

Compare the places and connections that matter to your day.

Sage - Phase 2 (Building 3) supplied project rendering
Project imagery, rather than a photograph of nearby amenities. Renderings are illustrative.

A NEIGHBOURHOOD IN CONTEXT

Start with how
you spend your day.

Sumas Way is a fairly good neighbourhood to buy a house in for those who prefer a slower-paced atmosphere. There are approximately 30 public green spaces nearby for residents to discover, including McMillan Park and Lonzo Creek Park, making them easy to access. This neighbourhood is quiet overall, as there isn't a lot of street noise or city clamour - however noise can be problematic near sumas way, Trans-Canada Highway or one of the railway lines.

Explore nearby places ↗Plan your school search ↗
Read the full neighbourhood profile

Getting around

People who want to live in a walkable area will be pleased with the rather pedestrian-friendly nature of Sumas Way; meeting daily needs is convenient without a car. On the other hand, moving around by bicycle is at times challenging in this neighbourhood since bicycling is rendered arduous by the often hilly topography, and there are few bike lanes. Sumas Way is not very transit friendly. Nonetheless, there are approximately 10 bus lines, and it is very convenient to get to a nearby bus stop from most properties. On the other hand, travelling by car is especially convenient in Sumas Way. It is very convenient to park, and nearby highways, such as Sumas Offramp Way, are very easy to reach from anywhere in this part of the city.

Everyday essentials

A supermarket is generally accessible within a short trip from most homes for sale in this area. Additionally, a restaurant is typically just around the corner, and a limited variety of coffee shops can be found as well. It is also a reasonably short trip to a good selection of clothing stores. Regarding education, families will value that wherever their property is situated in Sumas Way, primary schools and daycares are nearby. On the other hand, high schools are not particularly numerous and consequently tend to require an extended distance to get to.

Local character

Sumas Way is a fairly good neighbourhood to buy a house in for those who prefer a slower-paced atmosphere. There are approximately 30 public green spaces nearby for residents to discover, including McMillan Park and Lonzo Creek Park, making them easy to access. This neighbourhood is quiet overall, as there isn't a lot of street noise or city clamour - however noise can be problematic near sumas way, Trans-Canada Highway or one of the railway lines.

Surrounding homes

About two thirds of the population of this neighbourhood own their home and one third are renters. In this area, roughly 45% of dwellings are single detached homes, while small apartment buildings and duplexes are also present in the housing stock. About 30% of homes in this neighbourhood were built after the year 2000, while many of the remaining buildings were constructed in the 1960s and the 1980s. This neighbourhood has a good selection of unit sizes, ranging from lofts to four or more bedrooms.

02 / LOCATION SCORES

Sage - Phase 2 (Building 3)
neighbourhood scores.

Explore how local access and character compare with your priorities. These Local Logic scores describe the recorded project location on a scale of 0 to 5.

Higher scores indicate stronger access or more of the named characteristic. A missing score is unavailable, rather than zero.

High schools

3.0/ 5

At least one high school within a 20-minute walk

Abbotsford: 3.6 / 5

Elementary schools

2.1/ 5

At least one elementary school within a 20-minute walk

Abbotsford: 4.1 / 5

Public transit

1.0/ 5

Transit is available for some trips

Abbotsford: 1.6 / 5

Groceries

4.3/ 5

Wide variety of groceries within a few minutes' walk

Abbotsford: 3.1 / 5

Wellness

2.7/ 5

Some amenities promoting health and activity within walking distance

Abbotsford: 2.5 / 5

Restaurants

3.7/ 5

Wide variety of restaurants within a short drive, including some within walking distance

Abbotsford: 3.0 / 5

Walking

2.0/ 5

Some pedestrian-oriented shops within walking distance. Meeting daily needs on foot is occasionally practical

Abbotsford: 2.6 / 5

Cycling

2.3/ 5

Somewhat suitable for bicycle commuting and/or recreational cycling

Abbotsford: 2.8 / 5

Driving

4.7/ 5

Exceptional access to freeways and/or major arteries, with almost no chance of parking problems

Abbotsford: 4.2 / 5

Vibrancy

1.2/ 5

Calm atmosphere most of the day

Abbotsford: 1.2 / 5

Shopping

3.7/ 5

Wide variety of shops within a short drive, including some within walking distance

Abbotsford: 3.0 / 5

Childcare

4.4/ 5

At least one daycare within a short walk

Abbotsford: 4.4 / 5

Nightlife

3.4/ 5

Wide variety of bars within a short drive, including some within walking distance

Abbotsford: 1.5 / 5

Cafés

3.2/ 5

Wide variety of cafés within a short drive, including some within walking distance

Abbotsford: 2.1 / 5

Quiet

1.9/ 5

Multiple sources of noise nearby

Abbotsford: 4.3 / 5

Parks

3.6/ 5

Large amount of park space nearby

Abbotsford: 3.7 / 5
Project referenceAbbotsford comparison, where suppliedSources & notes ↗

03 / EXPLORE NEARBY

Sage - Phase 2 (Building 3) nearby
amenities.

Find nearby schools, transit, parks and everyday stops. Browse the directory, then open directions for the actual route.

Places and distances are tied to the recorded project reference. Directories contain the provider’s returned results and are not exhaustive.

140 places shown · straight-line distances

Schools nearby

18 places
High school / Elementary school846 m

William A. Fraser Middle School

34695 Blatchford Way

6-8 · core french · Abbotsford School District

Get directions
High school989 m

Yale Secondary

34620 Old Yale Rd

9-12 · core french · Abbotsford School District

Get directions
Elementary school1.0 km

McMillan Elementary

34830 Oakhill Dr

K-5 · core french · Abbotsford School District

Get directions
Explore all 18 schools places
Elementary school1.1 km

Alexander Elementary

2250 Lobban Rd

K-5 · core french · Abbotsford School District

Get directions
Elementary school1.9 km

Margaret Stenersen Elementary

3060 Old Clayburn Rd

K-5 · early french immersion, core french · Abbotsford School District

Get directions
High school2.0 km

Abbotsford Senior Secondary School

33355 Bevan Ave

9-12 · core french · Abbotsford School District

Get directions
High school / Elementary school2.2 km

Abbotsford Middle School

33231 Bevan Ave

6-8 · core french · Abbotsford School District

Get directions
Elementary school2.3 km

Irene Kelleher Totí:Ltawtxw

2540 Eagle Mountain Drive

K-5 · Abbotsford School District

Get directions
Elementary school2.5 km

Godson Elementary

33130 Bevan Ave

K-5 · core french · Abbotsford School District

Get directions
Elementary school2.6 km

Jackson Elementary

33165 King Rd

K-5 · core french · Abbotsford School District

Get directions
Elementary school2.8 km

Terry Fox Elementary

3071 Babich St

K-5 · core french · Abbotsford School District

Get directions
Elementary school2.8 km

Mountain Elementary

2299 Mountain Dr

K-5 · core french · Abbotsford School District

Get directions
High school2.8 km

Abbotsford Christian School

35011 Old Clayburn Rd

K-12 · core french · Abbotsford School District

Get directions
High school3.4 km

Robert Bateman Secondary

35045 Exbury Ave

9-12 · core french · Abbotsford School District

Get directions
High school3.5 km

Bakerview Centre for Learning

32622 Marshall Rd

9-12 · Abbotsford School District

Get directions
High school3.6 km

Clayburn Middle School

35139 Laburnum Ave

6-8 · core french · Abbotsford School District

Get directions
High school4.0 km

Abbotsford School of Integrated Arts

36232 Lower Sumas Mtn Rd

6-12 · Abbotsford School District

Get directions
High school4.1 km

Chief Dan George Middle

32877 Old Riverside Rd

6-8 · francophone, early french immersion, core french · Abbotsford School District

Get directions

Transit nearby

30 places
Explore all 30 transit places

Dining nearby

38 places
Explore all 38 dining places

Parks nearby

30 places
Explore all 30 parks places

Daily essentials nearby

24 places
Explore all 24 daily essentials places

04 / THE SURROUNDING COMMUNITY

Sumas Way
demographics.

Who lives around the recorded project location? These statistics describe the existing population in Local Logic’s 400-metre study area.

This is neighbourhood context, rather than a prediction of who will buy at Sage - Phase 2 (Building 3). Underlying census reference years are not supplied in this view.

Average household income

$112,037

Residents in the study area

812

Owner households

63.8%

Commute on foot

4.4%

Population age

0 to 4
4.7%
5 to 9
6.1%
10 to 14
6.6%
15 to 19
6.3%
20 to 34
22.5%
35 to 49
20.0%
50 to 64
19.8%
65 to 79
11.5%
80 and over
2.6%

Housing type

Single detached
47.0%
Apartment 1-4 floors
25.5%
Duplex
17.9%
Row houses
4.3%
Apartment 5 or more floors
4.0%
Semi detached
1.3%

Household composition

Single person
30.2%
Multi person
4.4%
Single family
64.4%
Multi family
1.1%

Commute mode

Car
90.9%
Foot
4.4%
Other
2.1%
Public transit
1.4%
Bicycle
1.2%
Explore the full demographic profile Income, education, tenure & more +

Income

Average household income
$112,037
Average individual income
$49,905

Total

Total individuals
812

Owners vs Renters

Owners
63.8%
Renters
36.2%

Official language knowledge

English only
93.0%
English and French
5.2%
Other
1.8%
French only
0.0%

Highest level of education achieved

Did not graduate high school
14.0%
High school
36.4%
Trade certificate
11.5%
College certificate
18.2%
University certificate
1.5%
Bachelor degree
14.2%
Post graduate degree
4.2%

Number of children per household

Average number of children per household
1.8

Mother tongue

English
85.4%
Punjabi (Panjabi)
5.9%
English and non-official language(s)
2.2%
German
1.6%
Spanish
1.0%
Korean
1.0%
Tagalog (Pilipino, Filipino)
0.8%
Mandarin
0.6%
French
0.6%
Vietnamese
0.4%
Dutch
0.2%
Yue (Cantonese)
0.2%
Hindi
0.1%
Arabic
0.0%

Percentages and counts retain the provider’s definitions. Some categories describe different populations or overlap, so they should not be combined into a single total.

05 / PLAN WITH CONFIDENCE

Schools near Sage - Phase 2 (Building 3):
check the boundaries.

The nearby directory is a useful starting point. Distance to a school does not establish attendance eligibility, a place in a particular program or available capacity.

Abbotsford School District ↗

06 / SEE IT FOR YOURSELF

Sage - Phase 2 (Building 3) address
& directions.

Explore the area at different times of day. Confirm the correct meeting location with the builder or your representative before travelling.

THE RECORDED PROJECT LOCATION

34365 Gladys Ave, Abbotsford, BC V2S 2E8, Canada

This pin is a project reference, rather than a confirmed community entrance or sales centre.

Get project-location directions ↗

A FEW USEFUL ANSWERS

Before you
call it home.

What do the location scores measure?

Local Logic supplies individual access and character scores on a 0–5 scale for the recorded coordinates. Consider each measure separately; we do not calculate an overall livability rating.

Are the distances walking times?

No. Distances are straight-line measurements from the project reference. Open directions to check a walking, cycling, transit or driving route.

Does a nearby school guarantee admission?

No. Confirm attendance boundaries, programs, capacity and registration requirements with the relevant school board.

Do the demographic figures describe future residents?

No. They describe the existing population in the provider’s surrounding study area. They do not predict the buyers or future residents of this project.

SOURCES & METHODOLOGY

A guide with a clear point of reference.

Prepared by Team Arora. Scores, neighbourhood descriptions, school records, places and demographic information are supplied by Local Logic. Requests are cached for up to 24 hours; underlying source periods may be older. Provider neighbourhood labels may differ from builder descriptions. Missing data remains unavailable.

Recorded coordinates: 49.04108, -122.27301. Amenity queries use a 2.5 km radius; school results retain the provider’s school-search coverage. Distances use the returned straight-line measurement, or are calculated directly between coordinates when absent. The project page includes the existing map; Google provides the linked directions. Verify current place details, boundaries and routes before making a decision.

YOUR NEXT CHAPTER

Find the home.
Know the neighbourhood.