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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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SOLD 910 Fulmar RISE.
NEW PRICE! Outstanding value for detached single family living at a fraction of the cost! This like-new home is fully equipped with all the modern amenities and conveniences of a new build but without the GST. Enjoy open concept main floor living with dining and living rooms open to the modern kitchen featuring quartz countertops and S/S appliances. The living room is appointed with gas fireplace and sliding glass door to your patio and easy to maintain backyard. The main floor is finished off with a convenient 2 piece powder bath, durable wide plank laminate flooring throughout and large under stairs storage. The upstairs features high ceilings in all 3 bedrooms and 2 bathrooms, plush carpeting throughout and conveniently located washer and dryer. The Master boasts two large windows, large closet and 3 piece ensuite bath. Single car garage for secure parking or extra storage completes this compact and efficient layout in upcoming neighborhood near schools and amenities.
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SOLD 206 1270 Johnson ST in VICTORIA.
Desirable 2nd floor 2 bed 2 bath corner unit with sunny south and east facing wraparound balcony with ultimate privacy surrounded by lush greenery and foliage. Very spacious with over 1000 sq. ft., featuring gas fireplace and large living and dining areas, this condo feels more like a home than a condo. Enjoy stainless steel appliances, soft close drawers, newer counters and tile in updated kitchen which overlooks dining area with bay window and big bright living room with slider to balcony. Enjoy newer counters and tile in baths, updated flooring throughout and the convenience of in-suite laundry. The spacious Master is large enough for a complete bedroom furniture suite and features full 4 piece ensuite. 2nd bedroom offers easy access to balcony through sliding glass doors. Remediated building allows rentals (4 at a time), pets, children, BBQs, and offers secure underground parking, all steps from downtown and walking distance to Cook Street Village and Fernwood Village!
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Rainy season is here! 

Damp and water damage can take a serious toll on your home and lead to major repair bills. Unlike fire, which is a rare, cataclysmic event that you’ll definitely notice, water damage can build up over time, even years, until a problem that you could fix in an afternoon becomes a major disaster that will require hiring contractors and spending thousands of dollars.

Fortunately, there are some easy fixes that you can carry out yourself. These won’t only prevent possible water damage, but can even add to the value of your home.

1. Check your perimeter drains, they can be out of sight, out of mind but can do a lot of damage over the heavy rainfall in the basement or crawl space 

2. Have your roof checked if it’s coming to the end of its life - You don’t want a leak!

3. Inspect all gutters to make sure leaves are clear so there’s no build up or cracks for water to leak through.

4. Wooden doors and window frames can swell in wet weather, and improperly installed windows and doors can let in moisture. Sealing them can be as simple as applying silicone and well worth the extra effort. 

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SOLD 305 1721 Quadra ST in VICTORIA.
O/H Sat 1-3. Enjoy open and airy two level condo living that feels more like a townhouse with the security of being situated on the 2nd floor! This modern 2005 built 2 level penthouse loft-style condo with 13 ft ceilings basks in southern exposure light and overlooks the quiet back side of the building. With over 1200 sq ft of living, three spacious bedrooms and two full baths, this condo is like none other. This unit features stainless steel appliances including gas range, unique three sided gas fireplace, hardwood floors throughout, insuite laundry, a balcony for barbecuing and its own single car garage with garage door opener. Its outstanding location boasts great schools and allows for an easy walk to downtown to enjoy all of the restaurants, bars, shopping and entertainment downtown Victoria has to offer! This self-managed boutique building with only 9 units allows pets (no weight/height restrictions on dogs), BBQs, all ages and rentals. Great investment in today's market!
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SOLD 10340 Bowerbank RD in SIDNEY.
Tastefully renovated home on huge corner lot, just a short stroll to the Ocean! Completely redone with gorgeous kitchen featuring Granite counters, country style sink and SS appliances including double oven range w/pot filler. Original hardwood floors are tastefully complimented with hand hewn hardwood and laminate floors. Master bedroom boasts a modern ensuite with open concept shower. Huge backyard is fully fenced with two storage sheds and rear yard access for parking! Ready to move in with new gas furnace, roof approx 7 yrs, and private guest accommodations complete with their own laundry.
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Is the R word on your mind? Retirement...BANG - you’re there. Now who pays the bills? How can you guarantee a stress-free retirement? With a steady stream of rental income when you buy this NEW up & down duplex-like home; you can rent up for $2400/mo and rent down $1800/mo. Live in one, rent the other or purchase with your family! Offering 4 bedrooms, 3 full bath for the main home PLUS legal 2 bedroom suite down with 9 foot ceilings. These two units are the epitome of high quality design & finishes. Every consideration has been thought of: these self contained homes have separate meters, entrances, parking, laundry & yards. Gas throughout makes the utility cost about 1/3 of hydro. First class landscaping, enjoy 2-5-10 warranty & GST included. It’s close to schools, shopping, Swan Lake, and in the much coveted centrally located Lake Hill area! This home is incredibly unique in the market. The features are too numerous to mention - you MUST come and see for yourself!
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Fall is a great time to get ready for colder weather and higher bills

The sun may still be shining, but the days are getting shorter and there's an occasional chill in the air – that's right, fall is coming.

Cooler weather can increase your energy usage by two or three times as you turn the heat on in your home, spend more time indoors, and use more indoor lighting. Fall is a great time to look at some easy draftproofing tips, which can save you $100 or more during the cold season. In fact, draftproofing your home is one of the easiest and most inexpensive things you can do to save energy and make your home more comfortable.

If your home is drafty, your heating system has to work harder to heat your home, and a lot of energy can be lost through gaps and cracks. By blocking these drafty spots, you can save money and energy by keeping that heat in.

Finding drafts in your home

The first rule of draft proofing is knowing where the drafts actually are. Sometimes you can feel your heat loss with your hand, but sometimes the temperature change isn't quite so obvious. Heat sensors help to see where your biggest savings can be found.

Seal it off with weather stripping

Windows and doors are hot spots (or cool spots!) for drafts and heat loss. Dave's tip: use foam or V-seal weatherstripping to close the gap and prevent heat from escaping.

Sneaky heat loss: Light switches and electrical outlets

An unsuspecting spot that can be a little-known heat loss culprit: your light switches and electrical outlets on exterior walls. Luckily, foam insulators are an easy DIY trick to prevent your hot air from escaping. 

For the full article from BC Hydro, click the photo above.

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SOLD 3 1145 Oscar ST in VICTORIA.
Gorgeous character home condo conversion in desirable Cook St Village! This beautifully appointed top floor 2 bed 2 full bath 1060+ sq. ft. condo is ideally located on a quiet tree-lined street steps from the convenience and shops of Cook St Village. The open-concept kitchen/living/dining room opens to a patio boasting south-facing views of the Olympic Mountains. The kitchen features a large island with seating and offers all a chef could ask for: ample granite countertops, stainless steel appliances including a gas range, wine fridge and plenty of storage. The spacious master bedroom offers a walk-in closet and spa-like ensuite with soaker tub. Both of the full baths feature limestone countertops and heated floors. In suite laundry, a dedicated covered parking stall and a separate storage space in this privately-managed 3-unit boutique strata make this an amazing opportunity to live in the heart of Cook St Village while enjoying the quiet side streets of Fairfield.
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