16 Abbey, Aliso Viejo, California 92656, Aliso Viejo, 92656 - 2 bed, 1 bath
16 Abbey
Aliso Viejo, California 92656
Property Price
SUMMARY
Analysis of 16 Abbey, Aliso Viejo, California 92656 is currently available with a list price of $640,000. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Aliso Viejo Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property is in move-in ready condition with significant recent functional and aesthetic upgrades. Key improvements include brand new Milgard windows and sliding doors, PEX re-piping, luxury vinyl plank flooring, and updated kitchen appliances. While the 1985 construction and certain finishes like the white tile countertops and bathroom wall tile reflect an older style, the home has been extensively maintained and modernized with recessed lighting and updated vanities, meeting the criteria for good condition.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
High School: Aliso Niguel High School (9/10).
- End-Unit Privacy & Outdoor Space
As a rare end-unit, this townhome offers enhanced privacy and features a private yard with sprinklers and lighting, a significant upgrade over standard units in the community.
- Major Infrastructure Upgrades
The property has been significantly improved with PEX re-piping, brand new Milgard double-pane windows, and new sliding doors, reducing future capital expenditure for the buyer.
CONSRISKS & DEFICIENCIES
- Limited Bathroom Count
With only one bathroom serving two bedrooms, the layout may present a challenge for multi-person households or when hosting guests.
- Compact Living Area
At 994 square feet, the interior living space is relatively small for a two-bedroom residence, which may limit its appeal to buyers seeking more spacious environments.
- 1980s Era Construction
Built in 1985, the property and community may face upcoming maintenance requirements or aesthetic updates typical of developments approaching 40 years of age.
About 16 Abbey
Welcome to Heather Ridge - Where comfort meets Convenience! Discover this rare and desirable end-unit townhome in the highly sought after Heather Ridge community with an attached Garage! Enjoy the luxury of a private patio and yard with sprinklers and exterior lighting, perfect for relaxing, entertaining, or creating your own garden retreat. Step inside to find thoughtful upgrades throughout, including brand new windows and sliding doors, luxury vinyl flooring, modern recessed lighting in the kitchen, along with an updated kitchen with new appliances. Re piping with PEX has been done! The direct access single car garage is a coveted feature that adds both security and convenience. This home features a spacious primary bedroom with a walk in closet and private vanity area. A versatile second bedroom with double door entry and custom closet organizers, plus a dedicated laundry closet and central A/C to keep you cool year round. Newer Milgard Double pane windows and sliders with custom window coverings. Heather Ridge offers fantastic community amenities including a sparkling pool, relaxing spa, and tennis courts. Ideally situated near the 73 Toll Road, shopping centers, parks, and top-rated schools, this home combines lifestyle and location in one perfect package. Do not miss this home!
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 1985
- Lot Size
- 137,344 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $375.0 / Month
Neighborhood Insights
Aliso Viejo Unified Schools
Wood Canyon Elementary School
Grades K-5 • 1.4 mi
Don Juan Avila Middle School
Grades 6-8 • 1.6 mi
Aliso Niguel High School
Grades 9-12 • 0.9 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 2.0 | 50% |
| Baths | 1.0 | 2.0 | 13% |
| Square foot | 994 | 1,221 | 22% |
| Lot Size | 137,344 | 60,023 | 66% |
| Price | $640.0K | $800.0K | 19% |
| Price per sq ft | $644 | $664 | 37% |
| Built year | 1985 | 1992 | 14% |
| HOA | $375.0 | $416 | 39% |
| Days on market | 114 | 170 | 23% |
Pricing History
Listed for Sale
Dec 24, 2025
$640,000
$650,000
-2% Price Drop
Initial Listing
Price Change
Dec 4, 2025
$650,000
$660,000
-2% Price Drop
Initial Listing
Price Change
Nov 13, 2025
$660,000
Initial Listing
Sold
Oct 30, 2014
$337,000
Public Record