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SOLD 2 216 Russell St.
3 bedrooms (or 2 BR + study/den), 2 full bathrooms, split-level townhouse with garden in spectacular Vic West location near the end of a quiet cul-de-sac opening onto the West-Song Walkway and Victoria Harbour. Extensively remodelled by renowned designer JC Scott. Ample natural light, vaulted ceilings and big windows with city/harbour views. Seismically upgraded. Kitchen design by Urbana. Vancouver Island marble counter tops. Red Maplewood floors in LR, kitchen/dining area & main bathroom. Master BR with wood floor & walk-in closet. Private entry, garage. Sunny private garden. Careenage Quay is a small complex of 8 homes in two buildings with a central courtyard. Close to shops, markets, pubs and restaurants. Downtown is a 15-minute stroll. The E&N Rail (cycle) Trail & bus routes at the top of the street. Steps from beautiful waterfront walks past islands & bays of historical interest, otters, kingfishers, and herons to marinas and harbour ferries.
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SOLD 102 720 Vancouver St.
This is the one you have been waiting for! Tastefully renovated in the last year from top to bottom with nothing to do but move in. This South/East corner home has it all with 2 bedrooms, 2 full bathrooms & in-suite laundry, all within walking distance to vibrant Cook St Village. The spacious primary bedroom fits a king-size bed, reading corner, large walk-in closet, patio & full ensuite with walk-in shower. Your bright & modern kitchen offers plenty of storage, pull out cupboards, soft closing drawers & quartz countertops with an eating nook PLUS a huge walk-in pantry! Cozy up in front of your wood-burning fireplace on cool winter nights. The sliding glass doors off of your dining room open onto your large wrap-around patio with plenty of light & gardening opportunities. There are multiple large closets in the home, providing plenty of storage. This is a fully owner-occupied building where all ages & cats welcome! A proactive strata, insurance just renewed!
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SOLD 3 1717 Blair Ave.
lovely private 3 bedroom townhome in an Exceptional, Meticulousa 18 Unit Complex at quiet & central Gordon Head location. It is walking distance to University Heights shopping centre, schools, parks, UVIC and the Gordon Head recreation centre. Welcoming entryway, bright kitchen with skylight and eating area. Gas fireplace in living room and a sliding door opens to a beautiful east facing patio. Upstairs you will find two generous sized bedrooms, both with access to a private balcony. The third bedroom on the main level make you feel comfortable when you couldnt't go upstair. Single car garage with great storage, Newer laminate floor in the main level;New carpets on stairs and upper level. Newer washer & dryer, new hot water tank . Welcoming entryway, bright kitchen with skylight and eating area. Gas fireplace in living room and a sliding door opens to a beautiful east facing patio.
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SOLD 304 118 Croft St.
IN THE HEART OF JAMES BAY-make this third floor unit into your dream condo that is awaiting your decorating or renovation ideas. Located in the desirable area of James Bay and just steps to the ocean this one bedroom condo is central to shopping, Beacon Hill Park, downtown, James Bay market and bus routes. This is also a pet friendly building allowing for an owner to have a dog up to 40 pounds! Unit comes with a storage locker and there is a secure common bike storage area on the main level.
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SOLD 501 827 Fairfield Rd.
Located steps from Beacon Hill Park, the Inner Harbour, Empress Hotel, world-class shopping and all amenities, this one bed one bath condo is sure to impress! This stylish and well-built steel & concrete condo features a spacious bedroom, 4 piece bathroom, balcony with garden vistas, and an unbeatable location in the high-end hotel district of downtown Victoria. The bright interior has been well-maintained and features a modern kitchen with white appliances, granite counters & bar seating that opens into the dining/living room. You'll love the warm Brazilian cherry hardwood floors, cozy gas fireplace for those chilly evenings and stylish sliders that open out to the balcony with beautiful treetop & garden vistas. Other highlights include in-suite laundry, secure U/G parking, one dog or cat and rentals allowed. Enjoy the best of Victoria at your doorstep next to fine dining, bistros and cafes. This location does not get any better! Don't miss the virtual 3D Tour and neighborhood video.
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SOLD 502 835 View St.
In the heart of Downtown Victoria, a vibrant urban lifestyle awaits you at the Metropolitan in this bright & airy 1 bed + den corner unit. As you enter, you will be greeted by the bank of windows, allowing natural light to pour into the home. The open living area has plenty of room to entertain & opens onto your quaint covered balcony. You'll love the fully equipped kitchen & convenience of in-suite laundry. The bedroom is spacious with large mirrored closet & an adjacent 4 piece bathroom. First-time buyers, investors & retirees alike will appreciate the professionally run strata, concrete & steel construction along with secure bike storage, storage locker & parking stall. The Metropolitan is a rental, pet & family friendly building with recent upgrades including 2 new elevators. Leave your car in the secure underground & walk or bike to shops, restaurants, parks & historic sites of Victoria. With a walkscore of 93, you'll love the urban, active lifestyle this location offers.
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SOLD 9496 Eastbrook Dr.
You’ll feel the warmth this home offers the moment you walk through the front door. It just feels like home. Nicely looked after and updated over the years. 3 bedrooms and den plus a gorgeous family room with custom cabinetry. Beautiful, fully fenced back yard with 2 decks, a BBQ area, above ground pool, wired workshop or shed all with southwest facing exposure for plenty of sun and warmth over the summer months. And during the chilly times snuggle up to the efficient and cozy gas fireplace. There’s a large crawlspace for all of your storage needs and a single car garage. On demand hot water, built in vacuum and underground sprinklers, on a flat lot, all in a family oriented quiet side of Sidney, not under major flight paths. It’s an easy stroll to town or to the beach. And easy bus route access with rec centre, restaurants and everything Sidney by the Sea has to offer close by. Viewing appointments easily arranged.
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SOLD 102 1015 Rockland Ave.
A unique find in today's market! This bright garden suite offers 2 beds & 2 full baths in an open floor plan, blending timeless charm with modern interior details. This is contemporary urban living at its best with a spa-like ensuite, bright interior & gourmet kitchen with custom millwork, quartz counters & a striking herringbone backsplash. The NE exposure & overheight ceilings of this corner unit allow an abundance of sunlight to pour in through the large windows. Unwind, BBQ or entertain on your terrace; a flawless extension of living space. "The Emerson" is a rare collection of 14 homes built as a modern take on a traditional Brownstone. This boutique development is ideally situated at the edge of downtown Victoria on a beautifully treelined street. Enjoy the well-run, sought after strata that welcomes pets, families & rentals. Also included is in-suite laundry, a secure parking space, bike storage, storage locker & an abundance of amenities just steps away in charming Fairfield!
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SOLD 8744 Cordero Cres.
The perfect family home in Dean Park awaits! With 4 bedrooms up, a spacious main level and downstairs roughed in for an in-law suite, there's no shortage of space for the whole family. The expansive kitchen, dining area and family room open to the large south west facing deck and backyard. The large 15,000 sq ft lot has many fruit trees and mature plants throughout, space for a hot tub in the back, a large shed for all your storage needs and a tree house tucked into the back corner of the property. This home is a great project for someone who's ready to put in the work to make it shine! Located in the prestigious Dean Park neighbourhood of North Saanich, close to walking trails, recreation centre, and walking distance to the local elementary school.
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Winter is fast approaching here in Victoria and we want you to be prepared!


As we start to see the leaves falling and the frost on our roofs in the morning, it’s time to refer to our seasonal home maintenance checklist! See the full checklist below and click SAVE to save the image to your iphone or computer.


We are very lucky in Victoria as we may only see 1-2 snow falls but water is always our enemy and with heavy rainfall we don’t want to get caught with flood damage. Right now is a good time to do a walk around your home to see if there’s anything that needs to be repaired. 


Here’s our top 5 things we tell our clients  to do right now: 


  1. Perimeter Drain Scope/check: Most homes in Victoria have a crawl space or basement. Perimeter drains are a pipe system around your house that takes roof water and below ground water out to the city storm drain system. It’s important to check your drains every 2 years to make sure there’s no root systems or cracked pipes that may cause a flood or damage.

  1. Drain & Winterize exterior plumbing taps and irrigation systems: Whether you do this yourself or hire someone, it’s important to do this before it gets too cold and the pipes freeze. We recommend shutting off the main water valve to your outdoor taps.

  1. Roof and gutter check: During a rainfall spend the time to walk around your home and see if the gutters and downspouts are working properly to take water away from your home and into the perimeter drain system. It’s not a bad idea to do a walk through of your home after a heavy rainfall to check for any staining on the ceilings too. 

  1. Get your heating systems serviced, especially your gas appliances. If you have a gas fireplace, chances are you have not turned it on in over 6 months and it may need a good clean. Changing out filters in your furnace is another good idea. You will have less air flow inside given most windows will be shut, it’s important your heating systems are working properly to ensure your bills stay low and the air quality remains clean.  Another tip is to vacuum all your bathroom fans!

  1. Yard clean up: Tidying up pathways and doorways to make a clean path is important to ensure safety. Now is the time to do one more clean up of your yard and fix any repairs that may need to happen.


We hope you find these 5 tips helpful. If you have any questions or would like recommendations on local companies that can help you please don’t hesitate to reach out!


Seasonal Home Maitenance Checklist


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SOLD 3475 Oceana Lane.
STUNNING UNOBSTRUCTED OCEAN/MOUNTAIN VIEWS from this elevated custom-built masterpiece. All-day sun pours in from every window, filling the 12’ coffered ceilings of the great room. The chef’s kitchen boasts designer quartz countertops & oversized island opening onto the spacious wrap-around deck ideal for entertaining. Comfortably work from home in your bright & private corner office. Retreat upstairs to your spacious master where the extraordinary views continue w/ airy vaulted ceilings, huge walk-in closet & an immaculate designer ensuite. Upstairs offers 2 more bedrooms, bath & laundry. Downstairs you will find a bright LEGAL 1 bed suite w/ 9’ ceilings, high-end kitchen, walk-in closet, separate driveway/entrance & private patio. The semi fenced grassy front/side yard offers room for pets & kids to play. Storage/hobby room on lower level, 2 car garage, dual airconditioning system, hot water on demand, 2-5-10 Warranty. Just minutes to beaches, golf, schools, shops, parks, trails.
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SOLD 502 760 Johnson St.
Rarely do you get an opportunity to purchase such a unique condo downtown. This 1 bed + den SW corner unit has a large 600+ sqft patio that is drenched in sunlight all afternoon. It's the perfect space to relax outside, grow a veggie garden, or host a BBQ and dine amongst the city lights. Inside you’ll find a beautifully finished condo with newer laminate floors, open concept kitchen with stainless steel appliances and quartz countertops, a large bedroom that leads to a cheater en-suite with soaker tub and rain shower. There's a bonus area that makes the perfect office or could be converted into additional guest space. Other features include in suite laundry, gas hook up and water hose on the patio, separate storage, and 1 underground parking space. The building allows AirBnB rentals, is all ages and is pet friendly making it an excellent long term investment. Located in the heart of downtown Victoria with a walk score of 96, you’re steps to every amenity you need!
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SOLD 2728 Blackwood St.
Rarely do homes like this come available. Exceptional renovation of a 1924 cottage by award winning Zebra Design. Upgraded to timeless clean-lined open plan home. Enjoy sun-drenched rooms with high ceilings & warm fir floors; a new airy kitchen with gas stove & farmhouse sink; new, efficient wood stove in sun-filled living room; soaker tub in ensuite bathroom; south and west facing decks; a perennial garden planted for fragrance; winding paths designed by Jonathan Craggs & old brick pavings around raised vegetable beds. All this, plus an incredible master bedroom that basks in light from skylights & windows in all four directions. Bonus finished studio with heating, cable & loft and a separate new storage shed. A truly magnificent home. Quiet and Peaceful yet centrally located near great schools, Cedar Hill Golf Course, UVic, Summit Park, amenities, Jubilee Hospital and everything you need.
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SOLD 314 1083 Tillicum Rd.
Are you ready to live the west coast dream? Look no further than Gorge Pointe, a gated waterfront condo development located on the Gorge Waterway. Launch your kayak from the private dock, or take advantage of the boat moorage available to owners. This 2 bedroom, 2 full bathroom condo is located on the quite side of the building and offers east facing water views. Bring your decorating ideas to the open concept kitchen that overlooks the formal dining area and bright living room. Enjoy your morning coffee on the balcony or dine al fresco in the evening. The spacious master has his and hers closets that lead to the 4 piece ensuite. Other features include in-suite laundry, separate storage and secure underground parking. Have piece of mind with a fully remediated building and recent new roof. Complex is all ages, allows small pets but not rentals. Located a short walk to groceries, restaurants, waterfront walking trails, Gorge Vale Golf Course and only 10 minutes to downtown Victoria.
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SOLD 2 1376 Pandora Ave in Victoria.
Calling all character conversion lovers to this spacious 2 bdrm 2 bath 2010 conversion built with an eye to quality, workmanship & detail which are evident when viewing. Running the entire floor of the building enjoy windows on all sides creating a lovely bright & airy feeling. Just a few of the outstanding features include hardwood flooring, crown mouldings, nearly 10 ft high ceilings, granite counters, arched door ways and custom woodwork creating a lovely character feeling but with modern conveniences. Insuite & separate storage, dedicated parking & insuite laundry. Master offers a 2 pce ensuite & gas f/p, stove is plumbed for natural gas and if that's not all, how bout an enormous sunny private deck to enjoy the outdoors. This unit is centrally located just a hop skip & jump from downtown & pets are welcome as are rentals. Anti seismic construction, rain screen technology & sound/fire resistant. Please review interactive virtual tour & all media prior to booking your viewing.
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SOLD 404 646 Michigan St.
Minutes from Beacon Hill Park and the oceanfront, relish the central location and convenience that comes with living in this modern and stylish one bedroom condo in The Duet! Step inside to the combined kitchen, living and dining room areas, featuring SS appliances, and a gorgeous tile backsplash. From the living room, enjoy the massive windows, letting in plenty of natural light from outside. From here or the covered balcony, appreciate the green courtyard below, and the amazing view of the Victoria Parliament building. The bedroom shares the large windows and views, and the four-piece bathroom boasts a soaker tub. Perfect for those working downtown, students, & extremely investor-friendly with unrestricted rentals & pet-friendly! In-suite laundry, secure parking spot, and storage included; move-in now!
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SOLD 3315 Myles Mansell Rd.
OPEN HOUSES CANCELLED. This is one you have been waiting for! This adorable home offers 3 bedrooms, 3 bathrooms PLUS a bachelor suite on a cul-de-sac. The moment you walk in you feel right at home. Enjoy open concept living, dining and kitchen, perfect for entertaining. The spacious kitchen features granite countertops, maple cabinets, hot water tap over the gas range and pantry. A special feature of the home is the fully enclosed sunroom off the dining area to enjoy all year round. Plenty of natural light, gas fireplace, gas furnace, heat pump, engineered hardwood floors on the main, freshly painted throughout and tons of privacy! The master oasis is not to be missed with a walk-in closet and spa-like bathroom. Enjoy the low maintenance yard with hot tub, water feature and patio area backing onto green space. The suite could be used as a home office, guest suite or media room too! Storage: 11x9 attic space, storage room off the half garage and under the stairs.
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SOLD 2277 French Rd N.
Turn key defined. This masterfully thought out and executed home requires nothing, but offers everything. Over 2500sqft of flowing floor plan, 4 large, bright bedrooms and 2 completely updated bathrooms take care of the necessities. A beautiful sun room addition and huge sun deck offer plenty of space to relax or entertain. This perfectly renovated home has space for everyone with option for a large 1-2 bedroom suite that is simple to reinstate, or enjoy having space for the entire extended family. Outside offers parking for at least 6 vehicles, with room for an RV. The large detached shop has a perfect lane way for any vehicle you want to bring down, and provides the perfect environment for woodworkers, mechanics, fabricators, or enthusiasts of any kind. This home checks all of your boxes, because its been planned that way for 40 years. Upgraded service, kitchen, bathrooms, flooring, plumbing, paint, deck, lighting, driveway, landscaping, workshop, insulation, layout, and much more!
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Have you thought about adding solar panels to your roof?


As solar panels are popping up all over Victoria, we thought it would be a good time to share a little bit of information we have learned from BC Hydro and Brewis Solar here in Victoria.


Homeowners and new buyers are wondering if it’s a good option for them or not so here’s some of the top questions we receive:

 

1. What is the cost to install?

The cost will depend on your roof line and size of system you chose. It’s also best to add solar panels to a roof that has a lot of design life left given the complexity in the system. If you need a new roof budget for that cost. The cost of installing solar PV systems have declined steadily over the last decade as a result of technology improvements and more efficient systems yielding a higher power output. The cost for installing solar can be as cheap as $3000, it depends what system you go with and best to talk to a professional.


2. How does it work with BC Hydro?

Each system must be approved by BC Hydro and then you sign up for the net metering program. The net metering program is designed for those who generate electricity for their own use. When you generate more than you need, you sell it to BC Hydro. When you don't generate enough to meet your needs, you buy it from them.
When you sell back to BC Hydro, you get a bill credit towards your future electricity use. If you still have an excess credit at your anniversary date, they will pay you for the electricity at the market price. It's that simple! For more information about net metering, check out the BC Hydro website here: https://www.bchydro.com/work-with-us/selling-clean-energy/net-metering.html

3. What’s the power generation on average and my savings?

In B.C., a 1 kW solar PV system, south facing and tilted with no shading, will generate about 1,200 kWh per year or about 30,000 kWh over its 25 year lifetime. This is taking into account an industry average solar panel efficiency degradation rate of 0.5% per year. It would take at least 20 years to recoup the investment at today's average electricity rates however with the net metering program you can save over $50,000 in 25 years according to BC Hydro. A local solar company Brewis Solar is also a great resource and they will do free estimates for you.


For more information and resources, we reccomend you check out the Brewis Electric website here: https://brewiselectric.com/

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SOLD 396 Viaduct Ave W in Saanich.
Welcome to your own piece of paradise 15 minutes from town with endless opportunity! Just under 16 acres in the ALR, Green Mountain Farm offers the privacy, peacefulness and land to live your dream. This 1925 home with an addition in 1989 offers 4 bedrooms+den, walk-in closet for the master, 2 full bathrooms, open concept kitchen, dining and living with a formal living space. Step out to your generous size east facing deck in the morning and listen to the sounds of the birds. There's plenty of flat space for your own vegetable garden, farm or outbuilding. The property goes down the hill to the other side of the valley, protecting your incredible views. Offering the option for one level living or a wonderful home for families. Enjoy the generous size single car garage, a workshop and crawl space for storage. Country living only 15-20 minutes to amenities, beaches & the airport. Take the 3D tour and watch the drone video to picture yourself living here!
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