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SOLD 13 934 CRAIGFLOWER RD in VICTORIA.
Quiet end unit in the back of this lovely townhome development. Featuring 9' ceilings and laminate flooring in the main living area. The open kitchen, living and dining area create a great room with fireplace that opens to a private balcony. Quality finishing throughout this 3 bedroom, 2 bath home include granite countertops in kitchen and baths, stainless steel appliances. Rentals, pets and BBQ’s are welcome! BONUS! 2 parking spaces (single garage and one outside parking stall). Built in 2012 the townhouse complex is in a fantastic location across from Gorge Vale Golf Course & a block from Kinsmen Gorge Park! Easily bike or bus to downtown, shopping & groceries. Call today to view this home!
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SOLD 103 1028 Balmoral RD in VICTORIA.
Welcome to your one of a kind 1 bedroom, 1 bathroom corner unit close to downtown. This quiet garden suite offers an abundance of natural light with numerous brand new windows throughout, greenery in all directions and utmost privacy. Located in the back of the building, there's only one other garden suite and no balconies above you. Enjoy a spacious living room with a dining area and partial open concept kitchen with a newer stove. The spacious bedroom fits a king bed, dresser with double closets. Interior features include laminate flooring throughout, freshly painted bedroom, in-suite laundry and plenty of pantry space! Create your own little garden oasis with herbs and flowers on your patio. This unit comes with a secure underground parking stall and storage locker. The building allows rentals, pets, children and BBQ's. Walk to everything and enjoy a brand new grocery store around the corner. You won't want to miss this one. Check out our 3D tour and book your showing today!
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SOLD 919 Garthland PL W in VICTORIA.
OPEN HOUSE FEB. 29TH 1-3:00. Incredible, quality custom built, 3 Br., 2 Bath West Coast style home with gorgeous views overlooking the Gorge Waterway. Tucked away at the end of a private cul de sac special features include: split entry w/ vaulted ceilings, loads of windows to soak in the sunshine & views, 7 skylights, lovely kitchen with maple cabinets, granite counter tops and river rock masonry fireplace with pizza oven & stainless steel appliances w/ water filter system. Beautiful cherry wood floors & pot lights throughout w/ sunken dining & living room, 2 amazing spa like baths with slate tile floors, claw foot tub/shower, glass block & double shower/vanity in master. Bright family room with attic storage & library/den area. 2 decks, heat pump/HRV system, easy access full 3' crawl, garage, 200amp, new H/W tank in '16. Exceptionally gracious & elegantly appointed home for entertaining family & friends while taking in the captivating and scenic views bestowed before you.
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SOLD 3 773 Central Spur RD.
Like new, 2 storey townhouse with expansive views of the Gorge Waterway! Located minutes away from DT & Vic West amenities like shopping, cafes & breweries. In the ideal entertaining space, you'll love hosting from your open concept kitchen/living/dining room with gorgeous wood floors throughout, leading to your private patio overlooking the water. Warm up beside your elctr F/P with gorgeous marble mosaic tile surround. Enjoy cooking in your spacious gourmet kitchen featuring S/S appliances & quartz countertops with bar seating. Upstairs you'll find two bedrooms, each with their own ensuite and private balcony, plus the perfect office nook/reading area on the landing. With carport parking for two cars, two additional storage rooms, large closets and laundry room, plus a separate bike storage, you'll have plenty of space for your awesome outdoor lifestyle equipment. Steps to the Galloping Goose trail and access to kayaking & paddling, this location CAN'T BE BEAT!
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SOLD 916 Garthland PL W in VICTORIA.
Open House: Saturday (Feb. 8) 2-4 PM. Spacious and private Family Home, flooded with natural light, offering expansive views. This home is ideal for families looking for a bright, well-maintained home with an income suite close to downtown and all of Victoria’s outdoor spaces. Inside you will find a move-in-ready home with nice separation between bedrooms and the rest of the space. Off the kitchen and living area is a highly functional deck offering fantastic sweeping views and excellent outdoor living space. Downstairs is an income suite which would also be perfect for family members looking for some independence from the main portion of the home. The suite has a separate entrance, own laundry, and its own deck. The lower level also has lots of available storage room. Outside you will find a large and private property to enjoy. The home is in a quiet cul-de-sac and nicely placed above its neighbours.
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Starting a vegetable garden is one of the top new things people are trying this year given the circumstances in the world. Wouldn’t it be cool if you could create a completely (or almost) sustainable home? One of my favourite things is going out to the garden in the summer and picking a salad. Some of my favourite things to plant are arugula, spinach, pees, blueberries, strawberries and radishes. It’s the perfect salad!


Here are my top 5 tips to start your own vegetable garden:


1. Mix compost into your soil. We usually do ½ compost and ½ rich vegetable and herb garden soil in our garden beds. You can grow some vegetables and herbs in pots or in a raised bed. In Victoria, you can get compost and soil delivered to your home from Gravel Mart. Call now as it may take 2-3 weeks. Make sure to mix the soil well before planting.


2. Picking out seeds to plant: It can be so fun to go to the garden centre and go wild with all the vegetables and fruit you want to plant however there’s some key things to look at when picking out your seeds:


  • First thing we look at is what time of year do they need to be planted?
  • How much space does this vegetable need (ex. Corn needs a large space and a certain amount of corn to cross pollinate to have a successful crop)
  • How much sunlight does it need?
  • Can it be sown directly into the garden or do you have to start indoors first? (Ex.Tomatoes need to be started      indoors and planted in the garden mid-late June)




3. Make a garden plan! After you have an idea of what seeds you want to plant, come up with a plan. The biggest thing we learned was some vegetables can’t be planted in the same spot year after year. For example, the cabbage family must be moved after each crop, this includes lettuce mixes, cabbages, arugula and more. Having a plan in the garden has been key for us.


4. Feed your garden. Use an organic all-natural fertilizer once every 3 weeks, you’ll notice the difference with your vegetables. This helps them get the nutrients they need if they aren’t getting it from the soil. Purchase this from a garden centre and make sure to ask specific questions as there’s so many products out there.


5. Most importantly have fun with it! It’s a learning curve no matter how much research you do. It’s hard work and it takes dedication but it’s so rewarding. Seeing our carrots sprout for the first time makes me feel purposeful and proud. Whether you’re a beginner or an avid gardener, remember you’re always learning! Sometimes things work out and other times they don’t, never give up!


Follow Tasha's blog @thepurposeful on Instagram or Facebook for more gardening tips!


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These days, it seems like everyone’s looking for ways to cut costs and stretch their income further. Fortunately, there are some simple steps you can take to reduce your household expenses without making radical changes to your standard of living. When combined, these small adjustments can add up to significant savings each month.


Here are 20 things you can start doing today to lower your bills, secure better deals, and begin working toward your financial goals.


  1. Refinance Your Mortgage - For prime borrowers, mortgage rates are at or near historic lows. Depending on your current mortgage rate and the terms you choose, refinancing could save you a sizable amount on your monthly payments. There are fees and closing costs associated with refinancing, so you’ll need to talk to your lender to find out if refinancing is a good option for you.
  1. Evaluate Your Insurance Policies - If it’s been a while since you priced home or auto insurance, it may be worthwhile to do some comparison shopping. Get quotes from at least three insurers or independent agents. Try bundling your policies to see if there’s a discount. And inquire about raising your deductible, which should lower your premium.1
  1. Bundle Cable, Phone, and Internet - You can also save money by bundling your cable, phone, and internet services together. Shop around to see who is willing to give you the best deal. If switching is too much of a hassle, ask your current provider to match or beat their competitor’s offer.
  1. Better Yet, Cut the Cord on Cable - In many cases, you can save even more if you cancel your cable subscription altogether. An antenna should give you access to the major stations, and many of your favorite shows are probably available on-demand through a less expensive streaming service subscription.
  1. Revisit Your Wireless Plan - You can often save by switching from a big brand to an independent, low-cost carrier. If that’s not feasible, ask your current provider for a better deal or consider downgrading to a cheaper plan.
  1. Adjust Your Thermostat - Turning your thermostat up or down a few degrees can have a noticeable impact on your monthly heating and cooling costs. To maximize efficiency, change your filters regularly, and make sure your windows and doors are well insulated.
  1. Use Less Hot Water - After heating and cooling, hot water accounts for the second largest energy expense in most homes.2 To cut back, repair any leaks or dripping faucets, install low-flow fixtures, only run your dishwasher when full, and wash clothes in cold water when possible.
  1. Lower Overall Water Consumption - To decrease your water usage, take shorter showers, and turn off the sink while you brush your teeth and wash your hands. If you don’t have a low-flow toilet, retrofit your current one with a toilet tank bank or fill cycle diverter.And irrigate your lawn in the morning or evening to minimize evaporation.3
  1. Conserve Electricity - Save electricity by shutting off your computer at night and installing energy-efficient LED light bulbs. You can minimize standby or “vampire” power drain by utilizing power strips and unplugging idle appliances.4
  1. Purchase a Home Warranty - While there is an upfront cost, a home warranty can provide some protection and peace of mind when it comes to unexpected home repair costs. Most plans provide coverage for major systems (like electrical, plumbing, and HVAC) and appliances (such as your dishwasher, stove, or refrigerator).
  1. Outsource Less - From lawn care to grocery shopping to minor home repairs, we pay people to do a lot of things our parents and grandparents did themselves. To save money, try cutting back on the frequency of these services or taking some of them on yourself.
  1. Prepare Your Own Meals - It costs nearly five times more to have a meal delivered than it does to cook it at home.5 And home cooking doesn’t just save money; it’s healthier, cuts down on calorie consumption, and can offer a fun activity for families to do together.
  1. Plan Your Menu in Advance - Meal planning is deciding before you shop what you and your family will eat for breakfast, lunch, and dinner. It can help you lower your overall food bill, eliminate waste, and minimize impulse purchases. When possible, buy produce that is in season, and utilize nutrient-rich but inexpensive protein sources like eggs, beans, ground turkey, and canned tuna.
  1. Plant a Garden - You can save even more on produce by growing it yourself. If you have space in your yard, start-up costs are relatively minimal. Gardening can be a rewarding and enjoyable (not to mention delicious) hobby for the whole family. And it could save you around $600 per year at the grocery store!6
  1. Review Memberships and Subscriptions - Are you paying for services and subscriptions you no longer need, want, or can utilize? Determine if there are any that you should suspend or cancel.
  1. Give Homemade Gifts - Who wouldn’t appreciate a scratch birthday cake or tin of cookies? And if you enjoy crafting, Pinterest and Instagram are full of inspiring ideas. Show your recipient how much you care with a homemade gift from the heart.
  1. Minimize Your Debt Payments - The best way to reduce a debt payment is to pay down the balance. But if that’s not an option right now, try to negotiate a better interest rate. If you have a good credit score, you may be able to qualify for a balance transfer to a 0% or low-interest rate credit card. Keep in mind, the rate may expire after a certain period—so be sure to read the fine print.
  1. Get a Cash-back Credit Card - If you regularly pay your credit card balance in full, a cash-back credit card can be a good way to earn a little money back each month. However, they often come with high-interest rates and fees if you carry a balance. Commit to only using it for purchases you can afford.
  1. Ask for Deals and Discounts - It may feel awkward at first, but becoming a master haggler can save you a lot of money. Many companies are willing to negotiate under the right circumstances. Always inquire about special promotions or incentives. See if they are able to price match (or beat) their competitors. And if an item is slightly defective or nearing its expiration date, ask for a discount.
  1. Track Your Household Budget - One of the most effective ways to reduce household expenses is to set a budget—and stick to it. A budget can help you see where your money is going and identify areas where you can cut back. By setting reasonable limits, you’ll be able to reach your financial goals faster.



Want more help getting a handle on your finances? Use the budget worksheet below to track income and expenses—and start working towards your financial goals today! Please reach out to me for a downloadable version.

 

HOUSEHOLD BUDGET WORKSHEET

 

Expected

Actual

Difference

HOUSING

Mortgage/taxes/insurance or Rent




Utilities (electricity, water, gas, trash)




Phone, internet, cable




Home maintenance and repairs




FOOD

Groceries




Restaurants




TRANSPORTATION

Car payment/insurance




Gas, maintenance, repairs




OTHER

Health insurance




Clothing and personal care




Childcare




Entertainment




Gifts and charitable contributions




Savings, retirement, college fund




INCOME

Salary/wages




Tips and other




MONTHLY TOTALS

Total Actual Income


Total Actual Expenses


ADDITIONAL SAVINGS




WE’RE HERE TO HELP

We would love to help you meet your financial goals. Whether you want to refinance your mortgage, save up for a down payment, or simply find lower-cost alternatives for home repairs, maintenance, or utilities, we are happy to provide our insights and referrals. And if you have plans to buy or sell a home this year, we can discuss the steps you should be taking to financially prepare. Contact us today to schedule a free consultation!

 

 

The above references an opinion and is for informational purposes only. It is not intended to be financial advice. Consult a financial professional for advice regarding your individual needs.



Sources:


  1. Insurance Information Institute -
    https://www.iii.org/article/twelve-ways-to-lower-your-homeowners-insurance-costs
  2. Department of Energy -
    https://www.energy.gov/energysaver/water-heating/reduce-hot-water-use-energy-savings
  3. Money Crashers -
    https://www.moneycrashers.com/ways-conserve-water/
  4. Harvard University -
    https://green.harvard.edu/tools-resources/poster/top-5-steps-reduce-your-energy-consumption
  5. Forbes -
    https://www.forbes.com/sites/priceonomics/2018/07/10/heres-how-much-money-do-you-save-by-cooking-at-home/#2c53b2f35e54
  6. Money -
    https://money.com/gardening-grocery-savings/


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SOLD 706 Craigflower RD in VICTORIA.
Looking for a large character home with flexible floor plan and huge upside potential? Look no further! Welcome to this bright and spacious 4 bed + den, 2 bath home with mortgage helper in the trendy urban neighbourhood of Vic West. You'll be impressed with the high ceilings, large windows, wood floors and open concept layout of the main level. The vintage style kitchen opens to the cozy eating nook and bay windows. You'll love the layout with 3 bedrooms and main bath up, den on main level and converted attic as a bonus loft/flex room which would be great as an artist studio or office. There is a 1 bed suite at the back of the property plus a detached garage! Updates including gas furnace and 200 amp electrical. The private yard is perfect for growing your own food with herb garden in the back and planter boxes in the front. Located moments to Banfield Park, coffee shops, community centre and E&N + Galloping Goose bike trails. Ask to see pre-listing inspection report.
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SOLD 205 835 Selkirk AVE in VICTORIA.
Welcome home to your peaceful retreat just moments from the city & local amenities. Located near the Selkirk waterway and tucked away off the main streets, this bright 2 bed, 2 full bath home offers over 1000 sqft of living space with a functional flow and in suite laundry. Unwind in your living room featuring large windows & a cozy gas fireplace or host family & friends for dinner in your dedicated dining room. Enjoy BBQing, relaxing or tending to your veggie garden on one of your 2 south west facing balconies overlooking a large hedge for total privacy. The spacious master suite offers deck access and a walk-through closet to your 4pce ensuite. Twin Gables is an adult oriented, pet friendly, recently remediated building with secure underground and ample visitor parking. Walk down the tree lined streets of Old Esquimalt, take your kayak out on the waterway or cycle to work on the Galloping Goose - say goodbye to the commute & hello to your new home!
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SOLD 2098 Bishops GATE.
Privately situated at the end of a cul-de-sac, this quality built 4 bed + den, 3 bath home offers nearly 2,500 sq/ft of thoughtful design. Be welcomed through the spacious tiled entrance w/ it's soaring 18 ft ceiling & feature curved staircase. The main level offers open concept design w/ generous room dimensions, over-sized windows & natural light flooding throughout. The gourmet kitchen w/ stone counters, custom cabinetry & SS appliances includes a massive center island for casual dining & entertaining. Adjoining the dining area is a cozy sitting space & French doors opening out to the private back yard. The living room features a gas f/p & plenty of room to gather w/ family & friends. Upstairs, 4 bedrooms including a master suite w/ walk-in closet, 5-piece ensuite & gas f/p. Recent interior/exterior paint, custom closet organizers, new carpet & ductless mini-spit heat pump for efficient climate control. Private setting out back including patios, level lawn & native vegetation.
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As published in the Oak Bay News April 18, 2020


Tasha Medve, a local realtor and resident of Oak Bay, founded The Purposeful You blog in the fall with her husband Conrad, which inspires conscious and sustainable living for yourself, your animals and the planet.


The Purposeful You shares ideas that can include anything from tips to creating a low waste home, information to help make more eco-conscious purchases, to gardening tricks and delicious recipes.


“It’s been wonderful to see the online community grow and everyone inspiring each other with their tips” says Medve.  One of Tasha’s goals is to help empower others to live their most conscious, and purposeful, lifestyle possible...even when life is busy! “It’s been nice to pass on my tips to clients when they are looking at homes too, from garden ideas to pantry goals, it’s about sharing my experience that makes it real.”


Being a realtor on the Modern Real Estate Team at Royal LePage Coast Capital Realty provides Tasha with the foundation to do what she loves most- helping others. Educating her clients and providing them with the knowledge to make the best decision for themselves is what drives her everyday. “Passing on genuine knowledge and experience feels purposeful and fulfilling.” Asking questions and understanding what her clients needs and goals are when buying and selling is what makes her feel connected to them.


For Tasha, it all comes back to the basics. “At the end of the day we want to feel we’ve lived a purposeful life, isn’t that what it’s all about? A purposeful life looks different for everyone, it’s about the journey, and no one is perfect, but every little bit counts to create a healthy and sustainable lifestyle.”


You can find “The Purposeful You” on Instagram and Facebook at @thepurposefulyou

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The COVID-19 pandemic has certainly changed the world as we know it. Physically distancing from others in our community has been difficult for many but this does not mean we cannot lean in and help others. For weeks, the Canadian Government and Provincial health authorities have been asking its citizens to stay home and stay safe in an effort to slow the spread of COVID-19.


For many of us, "Shelter in Place" means time at home with our kids, loved ones or pets, groceries delivered, an inviting couch with endless Netflix streams and a warm bed at night. Being "stuck at home" really means staying safe at home. But what about those among us whose home was never a safe place?


Our support of local women's shelters remains a core value of our team and we are committed to continuing our work with them. Currently, there is an urgent need for care packages for women who have recently escaped domestic violence and for those in third stage housing complexes. These are vulnerable women and children in our communities who had very few resources to begin with while trying to seek safety in a shelter. Our team is working diligently to collect the following items:  


Care Package Components:

  • bottles of bleach-based Fantastic spray disinfectant cleaner

  • containers of disinfecting wipes 

  • packages of toilet paper

  • liquid hand soap

  • hand sanitizer

  • small bottles of bleach

  • packages/bottles of laundry soap

  • $25 grocery and pharmacy gift cards (these need to all be in the same increments; $25 each

  • adult colouring books with markers/pencil crayons

  • activity kits and other self-care items to pass the time in self-isolation

******************************************
April 9th update from the shelters:
As the days fly by, so do our needs.

This is the latest list that we put together today.


Cridge Transition House could really use:

               Wal-Mart cards

               Gas cards

               Cleaning supplies: All-purpose spray cleaners, bathroom spray cleaners, disposable cleaning cloths, etc.

               We have a good supply of disinfectant concentrate that we mix up in spray bottles but if anyone can source disinfectant wipes and hand sanitizer that would be amazing.


Cridge Supportive Transitional Housing could really use:

               Pre-paid VISA or Mastercard cards (many places not handling cash now, and to pay for groceries on-line, WIFI needed now kids are doing school remotely and other materials for home learning, etc)

               Lap tops for kids to connect to school


The Cridge web site now has a new donation page for the gift card campaign from 3 stores: Walmart, Thrifty’s and Fairway.

Gas cards and pre-paid VISA or Mastercard cards cannot be purchased on our donation page.

*********************************************


We want to make it easy for you to help! Do you have any of these items at your home or are you able to add them to your next grocery shop? We will arrange for a contactless porch pick up from you!


Our team members will be driving around Greater Victoria this Friday & Saturday afternoon between 2-4pm to pick up items. If either of these days/times do not work for you, please reach out to our team and we will arrange for an alternate pick-up. 


These are truly difficult times, and for those who are most vulnerable, including women and their children impacted by domestic violence, the days are extremely challenging. Please consider donating care package items as a way to stay connected to your community in a time where we must stay (physically) apart. We are all in this together. Stay home. Stay healthy. Stay kind.


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We are in unprecedented times since the outbreak of COVID19 in the Victoria real estate market. Our team has had a few questions being asked by our clients, so we thought we would address them here and give our insights. Read on for answers to the following questions:


Why do I keep seeing new listings popping up in my neighbourhood?

What is the market doing right now?

Are we going to see housing prices go down in Victoria?

With interest rates being low, is now a good time to buy real estate?

Is the Modern Real Estate Team still open for business?


Why do I keep seeing new listings popping up in my neighbourhood?

It's natural to feel a bit shocked when a new sign pops up in your neighbourhood, especially since we are all being told to stay home, and to social distance. There are a number of good reasons why a new listing would be listed now. First, real estate has been deemed an essential service. Housing is a basic need, and people will continue to need to buy and sell for various reason including some of the following:

  • Some people bought a home before COVID19 broke out, and they are not in a position to carry two mortgages. They would have to list their home in order to sell it before they take ownership of their next home
  • If a home is vacant because it is an estate sale, the executors may have the home on the market because they do not intend to rent it
  • Family reconfigurations such as divorce, separation, or growing family, could cause a family to list their occupied home for sale
  • If someone has lost their job due to the pandemic, or has run into financial hardship, this could be a reason they are ready to list and sell their property
  • If a tenanted property has become vacant and the owners no longer want to be landlords, they may list their vacant home for sale
  • If someone is relocating to Victoria for work, or being relocated out of the city, then we may see real estate transact for this reason as well

What is the market doing right now?

The short answer, is we do not know what the market will do in a medium to long term sense from this pandemic. There are so many variables to consider and unfortunately our crystal ball is not working at the moment! Here are some of our observations about the current market conditions:


  • We are seeing a decrease in the level of activity (less sales overall)
  • The number of new listings coming on the market is dropping, and many listings are being cancelled
  • The demand for housing is also dropping, as buyer are waiting on the sidelines to wait this out and see what happens. 
  • Right now the reduction in supply, and reduction in demand seems to be matched.
  • The market over all appears to be balanced (neither buyers or sellers have more leverage over each other)
  • Keep in mind, when we look at pricing of properties, we look into the micro market, comparing comparable locations and product types. Each area and product type will have it's own market, and so please reach out to us if you need more specific advice. 

The next question that always comes up is....


Are we going to see housing prices go down in Victoria?

  • This is a hard question to answer because the short answer is we do not know
  • For prices to drop, we have to see an increase in the number of listings (supply) and continued reduction in the demand for housing
  • Our experience with the real estate prices in Victoria is that they shoot up like a rocket, and drop like a feather. 
  • Our experience after the last market correction we had in Victoria was after the financial market crash in 2008. We saw an immediate reduction in activity (end of 08) followed by a very strong rebound in the real estate market (2009-2010) due to the pent up supply and demand from the lack of activity. Prices then started to decline gradually between summer of 2010-end of 2015.
  • There are so many factors that can cause prices to go up or down, and no one has all the answers. Markets are very complex and the desire to buy or sell real estate will depend on the labour market, global market factors, and financial markets. 

With interest rates being low, is now a good time to buy real estate?

  • Interest rates have been very low for quite some time
  • What is being advertised in the media, is not often matched by what a bank or lender is offering
  • Check with your mortgage professional to see what you qualify for, and what the best rate is for you
  • Most people are only buying if they have to right now
  • We are encouraging everyone to put public safety first and hold off on looking at real estate if you don't have to move
  • Ask yourself if you need to move now? If the answer is yes, we are here to help you and ensure the process is conducted in a safe way. 

Is the Modern Real Estate Team still open for business?

We are here to help our clients with their essential moves. If you're feeling anxious or stressed about the market uncertainty, please do not hesitate to reach out to us if you have questions or if you just need someone to talk to. We care about our clients and are here to help you navigate your decision making process. We want everyone to stay as healthy and safe as possible! If you're curious about what the new process of buying and selling real estate is right now, please reach out and we can go through some of our safety procedures and new protocol. 


Lastly, if you or a family member in another city need some guidance, we would love to connect you with one of our Royal LePage colleagues that we trust. We have some great connections all across Canada that can guide you through this uncertain time with professionalism, integrity and above all else, keeping safety and your health in mind. 

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SOLD 2624 Cranmore RD in VICTORIA.
Situated in the heart of Oak Bay, this 5 BR / 4 BA gorgeous character home has been extensively updated and located just steps away from the beach, park, wonderful schools, amenities and the lovely shops in the village. You will love the warm sense of comfort and ease of the great floorplan that boasts a natural flow from room to room, and from floor to floor. While countless thoughtful updates have been done to the home, the original character remains throughout including the period correct architectural features, stained glass, feature fireplaces, built ins, coffered ceilings, hardwood flooring and so much more. This home offers that rare combination of form, style and function. It's a casual elegance that offers the ability to entertain dozens comfortably or host an intimate dinner for a few close friends. Lots of flexibility here and perfect for a couple or growing family. Large, bright and private back yard awaits warm summer evenings of friends, bocce and just being....at home.
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SOLD 401E 1115 Craigflower RD in VICTORIA.
"The Ironwood" is a sought after quality built complex backing on to the Gorge Vale Golf Course. This Top floor 2 bed, 2 bath corner unit is desirably located and in immaculate condition. Tastefully decorated with an abundance of windows to let in natural light all day long. Just over 1000 sq/ft with 9 foot ceilings, quality floors, warm wood cabinetry and stainless appliances in the kitchen. Open living room and dining area with cozy electric fireplace and sunny balcony with views to the golf course. Great floor plan with separation of the bedrooms. Master has a large 3 piece ensuite and double sided closet. In-suite laundry. One secure underground parking plus a separate storage locker. The Ironwood offers a guest suite, library, visitor parking, kayak & bike storage. Centrally located near schools, Kinsman park and Portage Inlet. Peaceful walking trails leading from the complex around the golf course. Pets and rentals allowed.
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SOLD 606 770 Cormorant ST in VICTORIA.
OPEN HOUSE SAT 12-2! In the heart of downtown Victoria, this 2 bed/1 bath condo offers modern urban living at an exceptional value. Tasteful upgrades throughout include new flooring, updated kitchen & bathroom, all topped off with a fresh coat of paint. The open concept dining/living area is inviting & provides access to your large 24ft long balcony to relax, BBQ or entertain on. This unit offers a sought-after floorplan with the 2 bedrooms completely separate from each other, both with abundant closet space. You'll appreciate the ease of living with an in-suite laundry room, secure parking, separate storage & a shared rooftop patio with sweeping city views. Denby Place is a well maintained & quiet, steel & concrete building which has benefited from a $6M remediation so new owners can expect years of worry-free living. Hudson Market just steps away & all the conveniences of this vibrant city are within walking distance. With pets, rentals & families welcome, this is a great investment!
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SOLD 3963 Burchett PL in VICTORIA.
Nestled at the end of a quiet cul de sac sits this beautifully maintained and spacious rancher, with over 1900 finished sq ft. Located in one of Victoria's most sought after areas this sweet home offers 3 bedrooms, 3 bathrooms and a bonus office or fourth bedroom. Formal living room, dining room and family room off the kitchen which leads to a beautifully manicured private garden, ideal for the family or avid gardener. Double car garage with workbench and underground sprinkler system complete this idyllic landscaped property. Enjoy the comforts of one level living within walking distance to beaches, Cadboro Bay village and all levels of schools including Uvic .
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SOLD 3973 Blenkinsop RD in VICTORIA.
Loved for over 25 years, this home has been updated from top to bottom & is now ready for its new owners. Set far back from the road, this charming 1940’s home is ideal for a family with older children or a couple wanting room for guests. The main level offers an open concept kitchen, dining & sunken living room with striking vaulted ceilings & a stylish West Coast gas fireplace. You will love your master bedroom on the main floor with large double closets & a 2 piece bathroom. Upstairs you will find an additional 2 bedrooms & a full bathroom. Enjoy the newer floors, windows and modern window coverings throughout. Opportunity knocks with a large media room, full bathroom, laundry & plenty of storage downstairs - ideal for a student. Spend your evenings entertaining on your private back patio or playing lawn games on your large front yard surrounded by mature hedges. There's nothing to do but move in!
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SOLD 416 797 Tyee RD in VICTORIA.
Only Steps to the Gorge waterway, this beautiful top floor condo is a must see. Spacious open concept 1 bedroom 1 bathroom unit features 10 ft vaulted ceilings, floor to ceiling windows, wood floors & extensive natural light. Stainless steel appliances and plenty of counter space in the open kitchen. Convenience of in suite laundry and multiple closets as well as a storage locker. The underground secure parking space includes a bike rack & there’s also visitor parking. This 2007 complex is kid and pet friendly and allows rentals. The quiet neighbourhood has a great a mix of demographics and the location has all you could ask for. It’s close to the water and the harbour ferry. Less than a block from the Galloping Goose cycling trail. Downtown and the Gorge swimming dock are just a quick walk away. You’re also near many amenities such as the Save-On- Foods shopping complex & Vic West Community Centre. Book your private viewing today.
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