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First-Time Home Buyer Incentive
Are you looking to purchase your first home? If so, then the Federal government’s Budget 2019 announcement will be music to your ears.
Aimed at supporting first-time home buyers, the government recently introduced two significant measures that address issues on affordability in today’s tight housing market. The measures include a withdrawal increase to the RRSP Home Buyer’s Plan and a new Shared Equity mortgage program. Interested in learning more? Check out our Blog Post here for more details
What do these measures mean for you?
Budget 2019 proposes to increase the Home Buyer’s Plan withdrawal limit to $35,000 (up from $25,000), tax free, from first-time home buyers’ RRSP. If you have a co-borrower, the total towards your down payment could be as high as $70,000.
The First-Time Home Buyer Incentive will allow eligible first-time home buyers to finance a portion of their home purchase through a “shared equity mortgage” with Canada Mortgage and Housing Corporation (CMHC). In short, the government will extend a loan to first-time home buyers who have already made the minimum down payment for an insured mortgage.
The shared equity mortgage works as a one-time lump sum loan, so that there are no ongoing payments with the Incentive. This reduces the total mortgage size, meaning that the borrower will have significantly reduced monthly mortgage payments, although the exact terms of this Incentive have yet to be finalized.
The loans can be worth up to 10% of the purchase price for a newly constructed home, or up to 5% for an existing home. The larger shared equity mortgage for new constructions aims to encourage more home construction to address housing supply shortages in Canadian cities.
The program is available for buyers with household annual incomes under $120,000, and the loan portion is capped at four times the annual income. The Federal government expects at least 100,000 households would benefit from the Incentive over the next three years.
As the details on the Incentives become clearer, we will keep you informed of any new developments.
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SOLD 114 Maddock AVE E in VICTORIA.
Welcome to this awesome, adorable character bungalow with double car garage (20x19). On the main floor are two good sized bedrooms and full bath. The floors are beautifully refinished with inlaid oak and fir, cozy fireplace in living room with coved ceilings. Bedrooms have original fir floor which is in great condition. The kitchen is located at the front of the house and is well laid out with gas stove and a handy mudroom out back leading into the spacious back yard and garage. Downstairs is one bedroom in-law accommodation and includes kitchen with tile floors, family room with laminate floors, dining room and a large shared laundry in the storage/ utility room. This home is located in a beautiful area of Victoria close to the Gorge Waterway, Galloping Goose trail and a very quick trip to downtown Victoria.
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SOLD 409 Heather Ann PL in VICTORIA.
You will love this spacious family home boasting a large flat FULLY FENCED PRIVATE back yard with an apple tree, cherry tree, fig tree, grapes and space for your vegetable garden as well as a back gate and driveway ramp for backyard vehicle access. You will find this 3 bed, 3 bath home only steps away from Thetis lake nestled at the end of a lovely, treed cul-de-sac in a quiet neighborhood that is walking distance to Millstream Elementary, bus routes and shopping. This home boasts large bedrooms, a separate family room connected to the kitchen and breakfast bar. Large driveway, tons of storage with a two car garage wired for workshop use and a separate wired storage shed with a window! The front yard is low maintenance and offers a welcoming path to the front door. Please try not to let the cats out. Come and see!
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SOLD 222 599 Pandora AVE in VICTORIA.
Built into one of Victoria’s original heritage structures, the 1892 Victoria Hotel was restored in 2006 as the Vogue residence. This property provides the downtown lifestyle with everything Victoria has to offer. Perfect for those looking for the city experience. This West facing 1 King Size Bedroom 1 Bathroom interior features 13ft. ceilings throughout, polished cement floors, a well fitted kitchen with full size appliances, and granite counter tops. Also, included is a well appointed 4pc bath, in-suite washer/dryer, separate storage locker, common bicycle locker, a huge 24ft. wide private deck, and use of a common rooftop deck. The location of this property and its "short term rental status" also makes it highly desirable as a long term investment. Now is your chance to own a property within this landmark building in Victoria’s Heritage District. Contact me now for a private showing!
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You and your pets will love this wonderfully affordable home! Located in desirable Vic West and just steps to the Westbay walkway, a picturesque, waterfront trail connecting Vic West to the downtown waterfront. With all the benefits of a house but without the expensive sticker price, step into your new home..... a 2 bedroom, 2 bath half duplex (master with adjacent study/den) offering a bright, cheerful atmosphere with vaulted ceilings, private, fully fenced, wraparound yard and attached carport with entrance to the home. The home itself has enjoyed extensive updating throughout the years including roof, windows, gutters, etc. More recently, the current owner spent 60k updating the interior with engineered hdwd flooring throughout most areas, quartz counters, new bathroom fixtures, updated kitchen etc. A custom shed in the oversized yard will house all of your gardening tools, lots of storage options & an unbeatable price will make this home a great find for the lucky buyer.
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SOLD 2769 Tudor AVE in VICTORIA.
Privacy, seclusion & rare south facing panoramic views of Cadboro Bay, The Royal Victoria Yacht Club & the Olympics abound with this fabulous .5 acre property on Ten Mile Point. Just a short walk to the magic of the village & the sandy beaches of Cadboro Bay. The residence has undergone an amazing transformation bringing the home to a luxurious modern level of convenience with all principal rooms on the main floor including stunning kitchen/dining room, bright cozy living room with fireplace, master bedroom with ensuite, office area & laundry. The upper level supports two more bedrooms, sitting area & 4 pce bath. Expansive decks on the south side of the home create the ideal vantage point for the amazing views. Professionally landscaped yard with attention to detail, form, structure and harmony including winding paths, streams, waterfall pond and hundreds of carefully selected and tended plants.
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SOLD 406 141 Gorge RD E.
Gorge’ous 2 bedroom, 2 bathroom large condo located next to The Gorge Waterway. This bright 4th floor unit features a great layout and includes a gas fireplace, newer laminate flooring, in suite laundry, balcony, large master bedroom with walk-thru closet and full en-suite. This strata offers secure underground parking and also allows some pets and some rentals. This condo is a great option that caters to many lifestyles being close to entertainment downtown, recreation including kayaking on the Gorge or just relaxing in a place to call home.
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SOLD 404 545 Manchester RD in VICTORIA.
Spacious, top floor unit with panoramic skyline views! One of the largest floor plans in the complex. This bright 2 bedroom/2 bath unit features a great floor plan, skylight, gas fireplace and a sunny south facing deck. Master bedroom with walk through closet and ensuite. Relax with a barbecue and watch the Canada day fireworks from your balcony. There is plenty of storage, secure underground parking and separate storage locker. Very well-run complex with healthy contingency. It’s centrally located and convenient to amenities, Mayfair Mall, Selkirk waterfront and downtown Victoria. Don't miss this one!
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SOLD 1 1060 Tillicum RD in VICTORIA.
Introducing this stunning one of a kind townhome set far back from Tillicum Rd and backing onto Kinsmen Park. Beautiful views of the park with huge picture windows allowing the south and west light to pour in! This premier corner unit in the back of the complex offers 3 spacious levels with 3 bedrooms and 4 bathrooms. The open concept kitchen, dining and living area is perfect for entertaining with a deck overlooking the park. 9ft ceilings throughout, in-floor radiant gas heat, gas hot water and gas stove for ultra efficiency. The top floor has two bedrooms, each with full ensuite plus a laundry room. The entry level has a bedroom and full bathroom perfect for guests or students plus access to your single car garage. Fully fenced yard with patio area! This complex is family friendly, allows dogs and rentals. Enjoy nearby parks, Gorge waterway and only a 10 minute commute to downtown Victoria. This is a must see to appreciate. Bonus electric car charger in the garage!
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On February 9th, 2019 we invited some our favourite business partners for a night out at Heckler's Comedy Club.  We wanted to show everyone how much we appreciate them for all they do to support our Team, especially their amazing service to all our clients!  We were so thrilled to see everyone who came (and braved the snow and cold!) from painters to contractors to mortgage brokers and more, it was a great networking opportunity for all. We enjoyed the some serious laughs from the three comedians who presented.  We'll be planning another event next year, so stay tuned for more details!  Thank you to all who came!

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SOLD 4345 Shelbourne ST in VICTORIA.
Don't miss this opportunity to purchase a completely renovated 3 bedroom+ den, 2 bathroom family home with a two bedroom legal suite. This is a suite your parents or renters will be proud to live in with 9 foot ceilings, their own backyard, driveway, laundry and meter. Rent appraises at $2000 a month + utilities! OR Partner with family/friends and each have your own NEWER home in Gordon Head for only $524,500 each. Upstairs offers a beautiful Kitchen with quartz countertops, formal dining area and living room with gas fireplace and adjoining den/office; three bedrooms and one bathroom. Downstairs is full bathroom, separate laundry and single garage (with electric car charger) that can be used as an additional living space. The 2 bedroom suite is spacious and open concept. As interest rates are creeping up, secure your home today below average house prices. Great location near Mt. Doug, parks and beaches with fully-fenced yards for kids and pets!
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Originally published by Oak Bay News

The concept of home sparks a passionate response in Saira Waters, co-founder of the Modern Real Estate Team, but in a refreshingly unexpected way. As part of an award-winning real estate team within the Royal LePage Coast Capital Realty family, Saira sees it as her job to help clients find their perfect home. But tied together with ‘home’, there should also be feelings of safety and security, happiness and confidence. This is why Saira has coupled her Realtor business with philanthropy.

In addition to donating a portion of the Modern Real Estate Team’s commission to the Royal LePage Shelter Foundation – which supports four local shelters including Victoria Women’s Transition House, The Cridge Transition House, Margaret Laurence House and Sooke Transition House – the Team also hosts their own annual Raise the Roof for Shelter Fundraiser to promote homefulness and to further support these four shelters. Since its establishment in 2013, the Fundraiser has raised over $42,000, dedicated to giving women a safe place to escape domestic violence and in hope of creating a strong community.

Saira explains, “The idea of a woman being scared to be in her own home, and fearing for her own safety, influenced me to try and make a difference. I want to help women devastated by domestic violence so that they can gain confidence and rebuild their lives. As a real estate professional, I know there is a sense of security and happiness in building a home, and this is what I want for these women.”

Saira’s engagement into community service with the Shelter Foundation saw her participating in the Machu Picchu Challenge in 2015 and the Iceland Challenge in 2017. Each trek involved over 100 kilometers of tough terrain with other Royal LePage realtors from across Canada. These opportunities to give back to the community were also spurred by Saira’s love of adventurous travel and connecting with like-minded people. It was also a very emotional experience for her, as the physical demands endured during the treks drove home the connection and significance of the courage needed by the women she was helping.

Saira was joined on the Iceland Challenge by her husband Collin Reynolds, and the adventure doubled as their honeymoon. Saira and Collin will again support the Shelter Foundation in 2019 by participating in the Sahara Desert Challenge in Morocco with 5 days of trekking across 100 kilometers of desert terrain.

On top of training for the next Challenge, Saira is also a new mother, and balancing being a caregiver, a philanthropist, and a Realtor has inspired her to lead a full life! In 2018, Saira and Tasha Medve of the Modern Real Estate Team were recognized as part of the top 3% in sales, taking home the Royal LePage Diamond Award. When asked for advice, Saira has this to offer: “If you are considering moving, get in touch early, so that I can provide all the necessary information and guide you through the process, in order to get the best return on your investment.”

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The implementation of the NDP government’s speculation and vacancy tax (SVT) will require all homeowners within the areas subject to the tax to declare and register an exemption, the province has announced.

Homeowners in the following areas will be required to submit a declaration confirming their home is a primary residence and that any secondary homes or vacation properties within the coverage areas are rented at least six months of the year. Failing to declare the status of each property by the end of March will yield a levy under the new tax regime regardless of the home’s usage or status.

- Metro Vancouver Regional District, excluding Bowen Island, the Village of Lions Bay, Electoral Area A

- Abbotsford

- Mission

- Chilliwack

- Kelowna

- West Kelowna

- Nanaimo

- Lantzville

The province confirms letters should begin to arrive within the SVT coverage areas by January 18th through February 28th. The estimated time to complete a declaration will range from 10 to 20 minutes.

Properties not declared by March 31, 2019, or which qualify for the tax, will receive a special tax notice of assessment payable by July 2, 2019.

The new tax, as it pertains to real-estate owned by Canadians who do not reside in British Columbia full-time and who do not rent their home, will be levied to the tune of 0.5% of the home’s assessed value starting in 2018 and each year thereafter. Foreign owners and their satellite families will be assessed at a rate of 0.5% in 2018 and 2% each year thereafter.

Vacation properties are described as residences used sporadically by non-resident owners, or are not otherwise considered a full-time residence. If a property is occupied by a renter the speculation tax will not apply. If the owner pays taxes in British Columbia, the tax will also not apply. Exemptions include:

- The property is your principal residence

- The property is occupied by a tenant for at least 6 months of the year (3 months in 2018)

- The property is under construction or undergoing extensive renovations

- The residence is uninhabitable

- The property was bought or inherited in the taxable year

- You and your partner have separated during the taxable year

- You have been out of your home for medical treatment during the taxable year

- The property has rental restrictions (only valid in 2018 & 2019 years)

- The property includes a licensed child daycare

- There is no residence on the property


At 0.5%, costs to homeowners will amount to $2,500 in 2018 for a home valued at $500,000 and $10,000 in 2019. The new tax and will be levied in addition to property taxes.

The NDP rolled out the SVT in early 2018 as a means of turning empty homes into housing for British Columbians and raising revenues to build affordable housing. The tax will also generate revenues from foreigners who do not pay provincial income taxes.

Still not quite sure about what this means? Reach out to us today and we'll walk you through it

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SOLD 201 1494 Fairfield RD in VICTORIA.
Add this perfect downsizer condo to your Christmas wish list! This boutique 8 unit building in the heart of Fairfield is bright, modern and conveniently located steps from the Dallas Rd waterfront. You will love the tasteful kitchen featuring granite counter tops and stainless steel appliances. Enjoy full size fridge over freezer, induction oven, large under mount double sinks, and breakfast bar for extra seating. The spacious and airy master bedroom features large floor-to-ceiling windows overlooking beautiful trees and lush green space, plus a 3 piece ensuite bathroom with contemporary fixtures and granite counters. The 2nd bedroom makes a perfect office or guest room with the addition of a Murphy bed. Enjoy in-suite washer and dryer, separate storage and one parking space. This building allows rentals, small pets and all ages. Located strolling distance to Fairfield plaza, the ocean, and parks, you'll love the ultimate carefree Victoria lifestyle this condo offers you.
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SOLD 15 2319 Chilco RD.
Tremendous Value! You'll find this impressive and energy efficient corner unit townhouse nestled high among rocky hills and trees close to the hiking trails of Thetis Lake. Enjoy views of distant mountains and greenery from your east facing balcony with gas BBQ outlet. The ultra efficient GEO-THERMAL heating/cooling system is included in your low monthly strata fees. This Certified Built Green home has an Energuide rating of 84! The obvious financial savings are complimented with a unique and well laid out reverse floorplan with open concept kitchen / living / dining room, and master suite up with 3 bedrooms and family room down. Perfect for retirees or families with older children. This home boasts many features not often found in this price range: hardwood floors, granite counters, stainless appliances, gas fireplace, vaulted ceilings, central vac system, PLUS an over-sized double car garage, plenty of closets and storage areas. Must see to fully appreciate this home.
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SOLD 1159 Monterey AVE in VICTORIA.
Let us introduce you to this rare 1987 built home in desirable South Oak Bay walking distance to the Avenue! The perfect downsizer or family home greets you with an impressive cathedral entry with two skylights for natural light. French doors lead to the spacious living room with wood burning insert to keep you cozy this winter. The adjoining dining room is large enough to seat ten and leads into the kitchen with island, massive pantry and eating area, with access to the back deck and backyard patio area. Master on main floor with 3 piece ensuite, large floor to ceiling windows and double closets. 2 spacious bedrooms up with 4 piece bathroom and walk-in closet /storage area. Special features include private fenced yard, entryway hidden from street (accessed through breezeway between garage and front door), rare stand alone double car garage with attic storage, plenty of parking, gas furnace, newer laminate floors, paint & roof and a sprinkler system. Don't miss out!
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Completely renovated from top to bottom! Ideal for first time buyers or downsizers in vibrant Fernwood. This 3 bed 1 bath home has all the updates you want and boasts original features throughout including fir/oak wood floors, coved ceilings and crystal door knobs. The kitchen offers custom cabinets, marble backsplash, plenty of counter space and cute as a button eat-in kitchen area. Enjoy the spacious living room with beautiful wood burning fireplace, two bedrooms and full bath on the main floor. Fully finished basement with 3rd bedroom, a 2nd living space (play area for the kids!), and a craft room / office all newly carpeted! Plus a full size laundry area, lots of extra storage and space to add another bathroom! Other updates: baseboard heating, electrical, roof, plumbing, perimeter drains, windows, exterior doors, and paint! Beautiful outdoor patio space and low maintenance backyard with shed. All of this just moments away from parks, shops, and restaurants in Fernwood Square!
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SOLD 2 4079 Douglas ST in VICTORIA.
Don't let the address fool you. Own a spacious 3 bedroom+rec room, 2 bath townhome in a central location backing onto Christmas Hill! This deluxe 3-level townhome features a huge multi-functional space on the lower level and a double car garage. Walk upstairs to the main level and enjoy the bright open concept floorplan with "great room" feeling with vaulted ceilings, expansive windows, skylights & gas fireplace in the living/dining and kitchen area. You'll also find the master bedroom with spa-like ensuite and jetted tub with private balcony. Upstairs are two generous bedrooms, laundry room with added storage and loft/study area that is open to the lower level. Upgrades include paint throughout, some flooring, kitchen countertops, custom Hunter Douglas blinds, washer and dryer. Enjoy the sunsets from your main living area! Well-run strata and plenty of parking for guests. A short walk to Swan Lake & Rainbow Park and easy access to Downtown, the highway & shopping.
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The Holiday season is upon us and what better way to get festive than visiting the many events and gatherings our beautiful area of Oak Bay has to offer.

There are a number of options for the whole family from now until the end of December and we are here to share them with you! Below is our list of favourite holiday activities in Oak Bay.

The Oak Bay Christmas Festival

Running from Sunday, November 25 until Saturday, December 1st, the Oak Bay Christmas Festival allows local artists, craftsfolk, musicians, and more to showcase their talents for everyone to see. 

The Light Up celebration kicks off the Annual Oak Bay Christmas Festival season. There is musical entertainment, street food, roasted chestnuts, bouncy castle, street hockey, crafts and games and thousands of lights throughout the Village. The lights come on at 5 PM and Santa Clause arrives on an Oak Bay Fire Truck.

For one evening in the following week, art galleries throughout Oak Bay Village are open for the annual Art on the Avenue Gallery Walk. The public is invited to visit the galleries and stroll the Avenue enjoying the lights and decorated shops.

The festival concludes on the first Saturday in December with the Lighted Truck convoy which heads down Oak Bay Avenue between 6:00 PM and 7:00 PM.

For more information, click here

The Magic of Christmas, with Michael Sicoly and Friends

For a mix of comedy, music, sing-alongs and more, look no further than the Oak Bay Beach Hotel’s holiday-themed variety show – The Magic of Christmas, with Michael Sicoly and friends.


The Dinner Shows offer a full culinary and entertainment experience. The evening begins with a cocktail reception and glass of sparkling before the doors open. Once inside you will be seated for a beautiful three-course plated dinner in our elegant David Foster Foundation Theatre. Following dinner, the lights will dim and the show will begin. As the evening ends, you will be greeted with hot chocolate and cookies as you depart home.

Offering special room rates for event attendees, Enjoy a lively night out with friends or family and sleep soundly in the comfort of Oak Bay’s iconic Oak Bay Beach Hotel.

For showtimes and ticket information, click here

Oak Bay Recreation Centre’s Holiday Everyone-Welcome Skate

On Monday, December 24, 2018, from 12:00 pm to 1:30 pm, join Recreation Oak Bay for a Holiday Skate with the whole family. 

During this skate, there will be holiday-themed ice activities such as reindeer games and go-go-stop Santa's sled. Come out and have fun listening to great Christmas music and getting x-mas crafty in the off-ice craft station. A great time for all skill-levels, what better way to relax with the family than participating in a Christmas-themed afternoon skate. Don’t forget your mittens!

Christmas Movie Nights at the Oak Bay Beach Hotel

Create a new tradition for your family as Christmas Movie Nights return to the David Foster Foundation Theatre. Join us as we celebrate favourite holiday films accompanied by light dinner, popcorn, and house-made sweet-treats. Part of all proceeds of all sales will go directly to the David Foster Foundation. Films will include Love Actually, Elf, and the Polar Express.

For movie options, dates, and times as well and menu information, click here
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SOLD 4 851 Wollaston ST in VICTORIA.
OH Sat 1-3pm. Beautifully updated one bedroom character suite with over 700 sqft in award winning Citta Construction Rattenbury conversion. Retaining much of its original character- 9 ft ceilings, fir floors, fireplace, wood windows yet with all the modern conveniences including in-suite laundry! The open concept living/dining area features a beautiful wood fireplace with original tile and woodwork plus a quaint eating area surrounded with windows overlooking greenery. The kitchen offers plenty of counter space, SS appliances and an island. The light-filled bedroom has a custom closet and cute window nook / seat. The spacious bathroom features a stunning clawfoot tub, separate shower and heated slate floors. Enjoy the common patio/garden area to BBQ with your own box to grow veggies. Minutes to the ocean, waterfront walkway and Downtown. Pets, children and rentals allowed, lots of storage in suite, separate storage locker and bicycle storage downstairs. Must be seen to appreciate!
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