We hear this common phrase always being advocated by the real estate professionals and builders.  The goal of this website is to throw down the gauntlet and reveal what is truly the best location in Abbotsford for development of mixed use residential high/low rise, office and retail space.  It is time for the city, in tandem with developers, to stop building a hodge podge community but focus on densifying the most desirable core and build out from there.  What is the the most desirable, making it the most valuable, location in Abbotsford?  

It's time for Abbotsford developers to re-examine it's most valuable area, what I like to call the Mill Lake Primrose Zone.  This rectangle contained within the Emerson-Ware Streets and Bevan Avenue-Marshall Road boundaries, showcases the premier development area in Abbotsford. 

A few Key Important Location Factors for why the Mill Lake Primrose Zone is the best property development area in Abbotsford and why it should be the most valuable land costs per square foot:

So it stands, the Mill Lake Primrose Zone, is by far the best choice for developers to build highrise, lowrise and commercial/retail because it is THE fulfillment of the Real Estate adage “location, location, location.”  There is no better location in Abbotsford to build "lifestyle” living or professional office space like Vancouver's downtown core.  This area should be the ultimate peak land valuation that other areas of Abbotsford are judged by. 

Vancouver's best area, its downtown core, has no land available; so acquisition costs for "tear downs" currently can run up to and over $1500/sf.  That's right, $1500 a square foot of land!  When people locally or internationally are thinking of Vancouver, they are thinking the downtown core.  It's not only beautiful because of natural surroundings but also due to excellent architectural design and planning.

Keep in mind that developable land is running out and less desirable, "tear down" areas of Abbotsford are selling for close to $50/sf.  If developers are still profiting with Vancouver's downtown core at $1500/sf; then it is reasonable to assume that the Mill Lake Primrose Zone is justified at $100/sf as a starting point.  This area is clearly Abbotsford's premier development zone.

Abbotsford is the central player in the FVRD, having a future major airport and a new regional hospital.  These are excellent reasons for multi-national corporations, like various high-tech companies, to set up shop here.  But we need the City Council to enable and encourage developers to build in concert, an organized beautiful Abbotsford, not a mish mash eyesore. 

The end result would be a net benefit to developers because focusing on the MLPZ first, would designate a core Vancouver type, beautiful mixed use area, that showcases Abbotsford as attractive to individuals and businesses alike.  This would in turn bring new development opportunities for developers.  This is a win-win for developers, businesses and residents alike!

A CALL OUT TO DEVELOPERS, THE CITY COUNCIL AND MLPZ RESIDENTS

Think about what could happen if all the developers in Abbotsford, worked in concert and fully developed this most feature rich zone in Abbotsford?  It would make Abbotsford the most marketable city outside the GVRD; especially considering we have our own International airport.  With concentrated development, it's not out of the question for Abbotsford to be the top choice in the region for multi-national companies to set up a division here, as the cost of living is lower than the GVRD but quality of life is comparable.

Another long term development opportunity, which Abbotsford is perfect for, is baby boomer retirement.  With close to 4 million retirement age people in Canada (and boomers retiring for the next 15 years) the down-sized housing need will outstrip supply.  According to a CBC article, baby boomers account for almost one third of Canada's population!  ( http://www.cbc.ca/news/canada/story/2007/07/17/census-canada.html )  There will be tremendous development opportunities for developing independent living through to pallative care units.  In the USA, due to the real estate crash, many baby boomers wil not be able to sell their homes to downsize.  Canada has been able to come out of the financial crisis on top of the world and boomers will be able to downsize.  Abbotsford has the best proximity to health care, travel and leisure lifestyle options; for a much lower cost of living than Vancouver or the island.  Having the US border at its doorstep is another positive.

The City Council needs to realize this fact, making architectural design and planning of this premier zone a priority, before it is lost for good through single family home building or unaesthetic development.  Focusing on this zone, like downtown Vancouver, will help make marketing Abbotsford internationally an easier, attractive proposition.  Only the City Council can make this happen by crafting Abbotsford zoning to become more high density developer friendly.

Residents can be the achilles heel or Abbotsford's saviours when it comes to progress.  Your choice, hold back positive development that makes Abbotsford shine or help it become a star in the region.  Abbotsford has the greatest potential in the Vancouver region because it prizes small town family values but balances it with big city growth ambitions. 

One thing is certain, in all of Canada - unlike the USA - there is only one miniscule zone of year round activities, great weather, beautiful scenery and easy international access.  The GVRD/FVRD area is attracting investment and migration from all over the world now and density in the region will only increase, in fact we have reached the type of "critical mass" in a sense that will only further development, not slow it down.  Now is the time for Abbotsford to make a real name for itself as a city, but that will take a concerted development effort like in Vancouver or Richmond.  In fact, instead of Abbotsford leaving the FVRD, it makes more sense for the other FVRD cities to amalgamate with Abbotsford, to create a Fraser VAlley super city that would rival the GVRD.  This would be a tremendous positive for the valley residents...if we could just all be on the same page.   Something to think about...

For Residents of the MLPZ
If you're like me and are tired of agents dropping notes that "someone is interested in your property" but it's just another lowball offer, then think about showcasing your property on HomeQuest.ca.  The more residents we have onboard, the better for our property valuation.  The MLPZ should be the highest density zone in Abbotsford, it should not have old homes torn down for new single family homes.  Densification is good all around for our community, bringing in much needed tax revenue to help our city grow!  United we stand for fair value of the premier development zone in Abbotsford, the Mill Lake Primrose Zone! 

On the flip side, if you don't want densification, then I feel the only realistic option would be promote ultra-luxury development (i.e. luxury mansions). 

If you have an inquiry, send a message on the Contact Us form.

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