Manbir Samra PREC : Blog : Latest Blog Posts

New property listed in Sk Broomhill, Sooke

Sat, 11 Jul 2026 09:12:28 GMT

I have listed a new property at 2301 Hudson Terr in Sooke. See details here

This is not your typical half-duplex. Over 3,000 sq ft of brand-new, high-end living with remarkable OCEAN VIEWS from all three levels — and a true double garage, a rarity even among nearby single-family homes. The main level offers open living and dining, a chef's kitchen, and a 26' deck that offers expansive views. Upstairs: a vaulted primary with walk-in and ensuite, two more bedrooms, and a massive 26'x14' rec room with its own separate entrance — ideal flex space for family. Below, a LEGAL 2-bedroom suite with 9' ceilings, eat-in kitchen, private patio and yard — an instant mortgage helper. All of it set on a quiet cul-de-sac in one of Sooke's newest neighbourhoods, minutes to trails, beaches and town. Price is plus GST — eligible first-time buyers may qualify for a substantial GST rebate. Floor plans available. Book your private showing today.

I have sold a property at 5869 Upland Ave in Duncan

Tue, 07 Jul 2026 09:12:54 GMT

I have sold a property at 5869 Upland Ave in Duncan on Jul 6, 2026. See details here

Tucked away from the street on a landscaped 7241sqft lot, this split-level home offers space, comfort & a family-friendly setting in a convenient Duncan location. With 1951sqft of living space, 4 bedrooms & 2 bathrooms, there’s room for everyone to spread out & enjoy. The main level features a bright living room with fireplace. The kitchen has pantry closet & is open to the dining area. Also on the main floor are the primary bedroom, 2nd bedroom & bathroom. Downstairs, the family room has a woodstove & backyard access. 2 more bedrooms, BA & a laundry/storage room. Outside, the property offers a wonderful balance of mature trees, landscaping & grassy play areas. The fully fenced backyard includes a shed, firepit & tree/play house. A carport plus additional covered storage provide practical convenience. Located close to parks, recreation & trails, with schools, shopping & town amenities just minutes away, this is a fantastic opportunity to enjoy comfortable living in a peaceful setting.

I have sold a property at 1117 Goldstream Ave in Langford

Wed, 01 Jul 2026 09:13:49 GMT

I have sold a property at 1117 Goldstream Ave in Langford on Jun 30, 2026. See details here

Bright and beautifully renovated 3-bedroom, 1-bath half duplex offering over 1,200 sq ft of comfortable two-level living in the heart of the Westshore! Expertly updated by Westcoast Premium Builders, this move-in ready home features brand new flooring, modern fixtures, and new appliances. The functional layout provides great separation of space for families, guests, or a home office setup. Enjoy the convenience of in-suite laundry along with a large yard, welcoming front porch, and private patio perfect for entertaining or relaxing outdoors. Centrally located close to shopping, schools, parks, and everyday amenities, this is an excellent opportunity for first-time buyers, young families, or investors looking for exceptional value in a growing community. Call your real estate agent today!

I have sold a property at 857 Rockheights Ave in Esquimalt

Tue, 30 Jun 2026 09:14:25 GMT

I have sold a property at 857 Rockheights Ave in Esquimalt on Jun 29, 2026. See details here

Terrific Rockheights home has been renovated bottom (with permits) over the past 17 years. Custom kitchen with open floor plan to the dining and living room, and easy access to the deck and private back yard (an alpine rock garden lover's paradise). Enjoy the peace of the back yard and the views from the front deck. Three bedrooms upstairs, plus a three piece ensuite and walk-in closet. Downstairs is full height, has its own separate entrance, a 2 piece bathroom, rec room and two more bedrooms; lots of room for a larger family or wonderful potential for those wanting to renovate for a suite. There is a workshop plus a garage, 200 amp wiring, newer electric furnace and heat pump, and all the windows have been replaced with vinyl frames. Easy walk to Victor Brodeur school (K-12 French) and all levels of public schooling. Access to Highrock Park close by (off leash dog park) and a breezy commute to Naden or downtown.

How to Sell Your Home While Buying Another in Victoria, BC

Wed, 17 Jun 2026 22:07:50 GMT

Buying a new home and selling your current one at the same time can feel like a balancing act. Sell too early, and you may find yourself scrambling to find somewhere to live. Buy first, and you may be carrying two properties at once.

The good news is that thousands of homeowners successfully navigate this process every year. With the right strategy and planning, you can make a move that aligns with both your financial goals and your timeline.

Here's what homeowners in Victoria should know when buying and selling at the same time.

The Biggest Challenge: Timing

The most difficult part of buying and selling simultaneously is coordinating the timelines.

Ideally, your current home sells and your new home purchase completes on the same day. In reality, that's not always possible.

Market conditions, financing requirements, buyer demand, and inventory levels can all impact your options. That's why it's important to understand the different strategies available before you start your search.

Option 1: Sell First, Then Buy

Many homeowners choose to sell their current home before purchasing another.

This approach provides certainty because you'll know exactly how much money you'll have available from the sale and won't be carrying two mortgages.

Benefits include:

Knowing your exact budget
Reducing financial risk
Avoiding bridge financing in many cases
Stronger peace of mind during the purchase process

The downside is that you may need temporary housing if you don't find your next home before your current one completes.

In Victoria's competitive market, some sellers choose to negotiate a longer completion date to give themselves more time to purchase their next property.

Option 2: Buy First, Then Sell

If you've found the perfect home and don't want to miss the opportunity, buying before selling may make sense.

This strategy can reduce the pressure of finding a new home quickly and allows you to move on your own schedule.

Benefits include:

More time to move
Less disruption to daily life
No need for temporary housing
Greater flexibility during the transition

However, buying first often requires a stronger financial position. Lenders will evaluate whether you can qualify for the new mortgage while still owning your current property.

Option 3: Use a Subject-to-Sale Offer

A subject-to-sale offer allows you to purchase a home conditional upon selling your existing property.

This can provide some protection if you're concerned about carrying two homes.

While subject-to-sale offers can be effective in certain situations, they may be less attractive to sellers when competition is high. In a multiple-offer environment, sellers often prefer offers with fewer conditions.

Whether this strategy is realistic depends heavily on current market conditions.

Understanding Bridge Financing

Bridge financing is a short-term loan that helps cover the gap between the purchase of your new home and the sale of your current one.

For example, if your new home completes on June 1 and your existing home doesn't close until June 15, bridge financing can provide access to your sale proceeds during that gap.

Many homeowners use bridge financing for short periods, but it's important to understand the costs and qualification requirements before relying on it.

A mortgage professional can help determine whether bridge financing is available for your situation.

Prepare Your Home Early

One of the biggest mistakes homeowners make is waiting until they've found a property before preparing their current home for sale.

Even if you're only beginning to think about moving, it can be helpful to:

Complete minor repairs
Declutter and organize
Review recent market activity
Understand your home's current value
Develop a marketing strategy

The more prepared you are, the easier it becomes to act when the right opportunity appears.

For additional preparation tips, check out our guide on Victoria Seller Checklist: What to Do Before Listing Your Home.

Know Your Numbers

Before shopping for your next home, it's important to understand:

Your home's estimated market value
Remaining mortgage balance
Potential selling costs
Property transfer tax on your next purchase
Legal and moving expenses
Mortgage qualification limits

Having a clear picture of your finances helps eliminate surprises and allows you to make decisions confidently.

Every Situation Is Different

There is no single strategy that works for everyone.

Some homeowners prioritize certainty and choose to sell first. Others are willing to take on more risk to secure the perfect property before listing their current home.

The best approach depends on your financial position, risk tolerance, timeline, and current market conditions.

Final Thoughts

Buying and selling at the same time can seem overwhelming, but careful planning makes the process much more manageable.

Understanding your options, preparing early, and working with experienced professionals can help you navigate the transition with confidence.

If you're considering a move in Victoria and want to understand how your current home fits into your next purchase, we're happy to discuss your options and help build a strategy tailored to your goals.

New property listed in SE Mt Doug, Saanich East

Fri, 12 Jun 2026 10:05:36 GMT

I have listed a new property at 4391 Elnido Cres in Saanich. See details here

Welcome to 4391 Elnido Cres — a beautifully updated 5-bedroom home in a highly desirable Mount Douglas neighbourhood. This is true turnkey living, with extensive upgrades already completed including kitchens, flooring, windows, and perimeter drains offering peace of mind for years to come. The functional layout provides space for the whole family, along with a self-contained suite ideal for extended family. Set on a quiet street, the property features a fully fenced yard with a stunning cherry tree, creating a private and inviting outdoor space to enjoy. Located just minutes from the trails of Mount Doug, close proximity to all levels of school, including UVIC, parks, beaches and everyday amenities, this is a location that continues to stand the test of time. A rare opportunity to secure a move-in ready home in an established, sought-after neighbourhood.

Open House. Open House on Saturday, June 13, 2026 12:00PM - 1:30PM

Fri, 12 Jun 2026 10:05:36 GMT

Please visit our Open House at 4391 Elnido Cres in Saanich. See details here

Open House on Saturday, June 13, 2026 12:00PM - 1:30PM

How to Prepare Your Home for Professional Photography

Fri, 12 Jun 2026 00:31:40 GMT

When your home hits the market, professional photography is often the first showing you'll ever have.

Before a buyer books a viewing, asks for more information, or schedules a tour, they're scrolling through photos online. In many cases, buyers decide within seconds whether a property is worth exploring further.

That's why preparing your home for professional photography is one of the most important steps before listing. A few hours of preparation can make your home feel brighter, larger, cleaner, and more inviting in photos—which can ultimately lead to more interest and stronger offers.

Here are some of the most effective ways to get your home camera-ready.

Start With a Deep Clean

Photography captures details that we often overlook in everyday life.

Dust on surfaces, fingerprints on appliances, streaks on mirrors, and cluttered countertops can become surprisingly noticeable in listing photos.

Before photography day, focus on cleaning:

Kitchen countertops and appliances
Bathroom mirrors and fixtures
Windows and glass doors
Floors and baseboards
Light fixtures and ceiling fans

A clean home photographs better because it allows buyers to focus on the space itself rather than distractions.

Declutter Every Room

One of the biggest mistakes sellers make is leaving too many personal items in view.

Professional photography works best when buyers can picture themselves living in the home. Family photos, excessive decorations, paperwork, and everyday household items can make that more difficult.

Try removing:

Family photographs
Children's artwork on refrigerators
Excess countertop appliances
Mail and paperwork
Pet supplies
Extra furniture that makes rooms feel crowded

The goal isn't to make your home look empty. It's to create a clean, spacious feeling that appeals to the widest range of buyers.

Let the Light In

Natural light is one of the most valuable features in real estate photography.

Before the photographer arrives:

Open blinds and curtains
Turn on all interior lights
Replace burnt-out bulbs
Match bulb colour temperatures where possible

Bright, well-lit rooms tend to feel larger and more welcoming in photos.

Pay Attention to Curb Appeal

The first photo buyers see is often the exterior.

Even if your home looks fantastic inside, a poor first impression can reduce interest before buyers ever reach the interior photos.

Simple exterior preparation includes:

Mowing the lawn
Sweeping walkways
Removing garbage and recycling bins
Parking vehicles away from the front of the home
Tidying patios, decks, and outdoor furniture

A clean exterior helps create a strong first impression and encourages buyers to keep scrolling.

Stage Key Spaces

You don't need a fully staged home to create great listing photos.

Small adjustments can have a significant impact.

Consider:

Fresh towels in bathrooms
A neatly made bed
Decorative pillows arranged properly
Fresh flowers or greenery
A clean dining table setting

These small touches help create warmth without making the home feel overly styled.

Don't Forget the Details

Before the photographer arrives, take one final walk through the property.

Look for:

Toilet lids left open
Visible cords and chargers
Shoes near entrances
Pet beds and food dishes
Garbage cans
Remote controls on tables

The camera sees everything.

Removing these small distractions can help create polished, professional-looking photos.

Remember: Photos Set the Stage

Professional photography isn't just about creating attractive images. It's about generating interest, increasing showing activity, and helping buyers imagine themselves in the home.

A well-prepared home photographs better, attracts more attention online, and creates a stronger first impression before buyers ever step through the front door.

If you're preparing to sell in Greater Victoria, taking the time to properly prepare for photography can be one of the highest-return investments you make before listing your home.

Open House. Open House on Saturday, June 6, 2026 1:00PM - 2:30PM Join us for an open house at this beautiful, ground floor, corner unit condo!

Thu, 04 Jun 2026 10:00:17 GMT

Please visit our Open House at #101 629 Speed Ave in Victoria. See details here

Open House on Saturday, June 6, 2026 1:00PM - 2:30PM Join us for an open house at this beautiful, ground floor, corner unit condo!

Welcome to Unit 101 at 629 Speed Avenue. Built in 2023, this ground-floor corner unit offers a rare combination of modern design, functional space, and unbeatable convenience. Soaring 10-foot ceilings and oversized windows create a bright, open feel throughout. The well-designed layout features a stylish kitchen with quartz countertops, warm wood cabinetry, stainless steel appliances, and an open-concept living area that flows directly to your private 450+ sq ft patio—larger than many detached home yards and perfect for entertaining, pets, or relaxing outdoors. Additional highlights include custom built-in closet organizers, in-suite laundry, and an assigned parking spot. Pet and rental friendly. Centrally located just steps from Mayfair Mall, transit, restaurants, and everyday amenities, this is an excellent opportunity for first-time buyers, downsizers, or investors looking for a like-new home in a highly walkable location. Offered at $474,900.

New property listed in Vi Burnside, Victoria

Wed, 03 Jun 2026 09:56:06 GMT

I have listed a new property at #101 629 Speed Ave in Victoria. See details here

How to Price Your Home in Victoria, BC: A Seller’s Guide to Getting It Right

Fri, 29 May 2026 19:00:18 GMT

One of the most important decisions you'll make when selling your home is setting the asking price. Price too high, and buyers may overlook your property. Price too low, and you could leave money on the table. In Victoria's constantly changing real estate market, finding the right balance is critical.

The good news is that pricing your home isn't guesswork. It's a strategic process that combines market data, local expertise, and an understanding of buyer behavior.

Why Pricing Matters More Than Ever

Many sellers believe they can start high and reduce the price later if needed. While that sounds reasonable in theory, it often leads to a worse outcome.

The first few weeks on the market are when your listing receives the most attention. Buyers, agents, and automated MLS searches are all watching new listings closely. If a property is priced too aggressively from the start, it can sit on the market while competing homes attract showings and offers.

As days on market increase, buyers begin to wonder if something is wrong with the property. Eventually, price reductions become necessary, and sellers often end up accepting less than they may have achieved with a well-positioned launch.

Start With Comparable Sales

The foundation of any pricing strategy is reviewing recent comparable sales, often called a Comparative Market Analysis (CMA).

The most relevant comparables are homes that:

Sold recently
Are located in the same neighbourhood
Have a similar size and layout
Offer comparable features and condition
Appeal to the same type of buyer

For example, if you're selling a family home in Gordon Head, comparing it to a luxury waterfront property in Oak Bay won't provide meaningful guidance.

The goal isn't to find the highest sale in the area. It's to understand what buyers have actually been willing to pay for homes similar to yours.

Don't Focus Solely on Active Listings

Many sellers spend time looking at homes currently for sale and assume that's what their property is worth.

The problem is that active listings represent seller expectations, not buyer decisions.

Sold properties tell us what buyers were willing to pay. Active listings only tell us what sellers hope to receive.

If similar homes have been sitting on the market for months without selling, that's often a sign that buyers disagree with the asking price.

Consider Current Market Conditions

The Victoria market isn't static. Pricing strategies that worked six months ago may not work today.

When determining a list price, it's important to consider:

Current inventory levels
Average days on market
Interest rate trends
Buyer demand
Recent sales activity in your neighbourhood

In a highly competitive seller's market, a strategic list price may generate multiple offers. In a balanced or slower market, pricing accurately from day one becomes even more important.

Understanding the broader market helps sellers avoid basing today's decisions on yesterday's conditions.

Evaluate Your Home Honestly

Every homeowner sees the best parts of their property, which is completely understandable. However, buyers will compare your home to every other option available within their budget.

Ask yourself:

How does the condition compare to recent sales?
Have major systems been updated?
Is the kitchen and bathroom finish level current?
Does the home require immediate work?
Are there unique features that add value?

Upgrades can increase value, but not every renovation produces a dollar-for-dollar return. A professional evaluation helps determine which improvements buyers are likely to pay for and which may have limited impact.

Understand the Psychology of Pricing

Pricing is not just about math. It's also about buyer psychology.

A home listed at $999,900 may attract a significantly larger audience than the same property listed at $1,025,000 because it appears in more buyer search ranges.

Strategic pricing can increase visibility, generate more showings, and create stronger competition among buyers.

The objective isn't simply to list high. The objective is to create the conditions that maximize the final sale price.

Avoid Chasing the Market

One of the most costly mistakes sellers make is reducing their price in small increments after the property sits unsold.

This approach often results in the home constantly trying to catch up to the market rather than leading it.

A strong pricing strategy positions the property competitively from the beginning, maximizing exposure during the period when buyer interest is highest.

If you're interested in learning more about this common mistake, read our guide on Why Chasing the Market Is the #1 Mistake Victoria Home Sellers Make.

The Best Price Is the One the Market Supports

At the end of the day, your home's value is determined by what a qualified buyer is willing to pay in the current market.

The most successful sellers focus on market evidence rather than emotion, wishful thinking, or what a neighbour's home sold for years ago.

By combining recent sales data, local market trends, and a strategic pricing approach, sellers can position themselves for a smoother sale and the strongest possible outcome.

Thinking About Selling?

If you're considering selling your home in Victoria, the first step is understanding where your property fits in today's market. A detailed Comparative Market Analysis can help identify a pricing range based on recent sales, current competition, and neighbourhood-specific trends so you can make an informed decision before your home hits the market.

Pricing is only one part of a successful sale. Before your home goes on the market, make sure you've completed the key preparation steps that help maximize buyer interest and reduce surprises during the selling process. Our Victoria Seller Checklist: What to Do Before Listing Your Home covers everything sellers should do before launch, from repairs and staging to gathering documents and preparing for showings.

Open House. Open House on Saturday, May 30, 2026 12:00PM - 1:30PM

Thu, 28 May 2026 09:52:35 GMT

Please visit our Open House at 4391 Elnido Cres in Saanich. See details here

Open House on Saturday, May 30, 2026 12:00PM - 1:30PM

Why Chasing the Market Is the #1 Mistake Victoria Home Sellers Make

Fri, 22 May 2026 00:18:42 GMT

In a shifting real estate market, one of the most common mistakes sellers make is “chasing the market.”

It usually starts with a home hitting the market slightly above where buyers see value. Showings slow down, interest fades, and instead of making a strategic adjustment early, the price gets reduced weeks later — often after the listing has already gone stale in the eyes of buyers.

By that point, the market has already moved on.

In Victoria’s real estate market, timing and positioning matter just as much as the home itself. Buyers today are informed, fast-moving, and constantly comparing inventory. When a property feels overpriced compared to similar homes, buyers often won’t even book the showing.

The challenge is that many sellers still price based on yesterday’s market instead of today’s conditions.

What Does “Chasing the Market” Mean?

Chasing the market happens when a seller lists too high, receives little activity, and gradually lowers the price over time in an attempt to catch up to buyer expectations.

The problem is that price reductions rarely recreate the momentum a home had during its first week on the market.

When a new listing launches, it receives the highest level of exposure it will likely ever get. Buyers who have been waiting for something in that price range see it immediately. Agents send it to clients. It appears in saved searches. It creates conversation.

That early window matters.

If the property is overpriced from the start, sellers often lose the strongest opportunity to generate competition and urgency.

Why This Happens So Often in Victoria

Victoria homeowners have seen major price growth over the last several years. Because of that, many sellers naturally anchor themselves to peak market prices or compare their property to the highest sale they’ve seen nearby.

But markets shift constantly.

Interest rates, inventory levels, buyer confidence, seasonality, and neighbourhood competition all influence what buyers are willing to pay today — not six months ago.

This is especially important in competitive Victoria neighbourhoods where buyers have options. Whether you’re selling in Gordon Head, Fairfield, Langford, James Bay, or Saanich, buyers are comparing your home against every active listing in that price range.

If another property feels better positioned or better valued, buyers move on quickly.

The Hidden Cost of Overpricing

Many sellers believe pricing high “leaves room to negotiate.”

In reality, it often does the opposite.

An overpriced home can lead to:

Fewer showings
Less buyer urgency
Longer days on market
Lowball offers
Repeated price reductions
A perception that something is wrong with the property

Ironically, homes that are strategically priced from day one often sell closer to asking price — or even above it — because they generate stronger interest early.

Pricing isn’t about testing the market. It’s about positioning the home correctly within it.

The First Week Matters Most

The first seven to ten days of a listing are critical.

That’s when serious buyers are paying attention. It’s when your listing feels fresh. It’s when you have the best chance to create emotional momentum and competition.

If the home is positioned properly from the start, buyers respond.

If it sits too long, the conversation changes from:
“Should we move quickly on this?”
to:
“Why hasn’t this sold yet?”

That shift can dramatically affect negotiating power.

Strategic Pricing Creates Better Outcomes

The strongest listing strategies usually combine three things:

Accurate pricing, strong presentation, and timing.

That means understanding current buyer behaviour, reviewing active competition carefully, and looking at comparable sales realistically — not emotionally.

Sometimes the best strategy is pricing slightly below a psychological threshold to increase visibility. Other times it means launching at a highly competitive number to create multiple-offer potential.

Every property is different, but the common factor is strategy.

The sellers who typically achieve the best results are the ones who respond to the current market instead of resisting it.

Victoria Sellers Need Strategy, Not Guesswork

Selling a home in Victoria is rarely just about putting a sign on the lawn anymore.

Today’s market requires positioning, preparation, negotiation, and pricing strategy from the very beginning.

The goal is not simply to list a home.

The goal is to create the strongest possible response from the market while the listing is still fresh.

If you’re thinking about selling and want to understand how your home should be positioned in today’s Victoria market, it’s worth having a conversation before the home goes live.

A strong launch almost always beats a price reduction later.

Check out our instagram post on this topic here.

Open House. Open House on Sunday, May 24, 2026 2:00PM - 4:00PM

Thu, 21 May 2026 09:40:36 GMT

Please visit our Open House at 4391 Elnido Cres in Saanich. See details here

Open House on Sunday, May 24, 2026 2:00PM - 4:00PM

5 Reasons Buyers Walk Away from a Victoria Home (And How to Fix Every One Before Listing)

Sat, 16 May 2026 20:14:58 GMT

Selling a home in Victoria is about more than simply putting a property on the market. Buyers today are informed, cautious, and often comparing multiple homes at once. Even a property with great potential can lose momentum quickly if certain concerns start to stand out during showings, inspections, or offer negotiations.

The good news is that many of the reasons buyers walk away can be addressed before your home ever hits the market. With the right preparation and positioning, sellers can reduce objections, create stronger first impressions, and ultimately attract more confident offers.

If you’re preparing to sell your home in Victoria BC, here are five common reasons buyers lose interest — and what you can do to fix them before listing.

1. The Home Feels Overpriced

One of the fastest ways to lose buyer interest is incorrect pricing. In Victoria’s real estate market, buyers are constantly monitoring new listings, price reductions, and recent comparable sales. When a home enters the market above what buyers perceive as fair value, it often sits longer, receives fewer showings, and creates hesitation before anyone even walks through the door.

Many sellers believe pricing high leaves room for negotiation, but in reality, overpricing can cause buyers to skip the property entirely. Once a listing begins to sit, buyers naturally start wondering what’s wrong with it.

The strongest activity for a listing typically happens during the first few weeks on market. That initial exposure matters. Pricing strategically from day one helps create urgency, stronger showing activity, and better long-term leverage during negotiations.

Before listing your Victoria home, review recent comparable sales carefully and pay attention to how quickly similar homes sold. Market value is determined by what buyers are actually willing to pay today — not what neighbouring homes sold for during a different market cycle.

For sellers looking to better understand local market conditions, reading a neighbourhood-specific market guide can also help set realistic expectations around pricing and buyer demand in different parts of Victoria.

2. Deferred Maintenance Creates Doubt

Buyers notice small issues quickly. A dripping faucet, peeling paint, damaged trim, or outdated light fixtures may seem minor individually, but together they can signal larger maintenance concerns.

In Victoria, where many buyers are already stretching budgets due to higher home prices and interest rates, visible maintenance issues can make buyers worry about future costs. Once doubt enters the equation, buyers either submit lower offers or move on entirely.

The key is not necessarily completing a full renovation before listing. Instead, focus on eliminating distractions. Small repairs and preventative maintenance can dramatically improve buyer confidence and help your home feel cared for.

Before listing, it’s worth addressing:

Leaky faucets or running toilets
Loose handles or doors
Chipped paint or drywall damage
Burnt out light bulbs
Exterior cleanup and landscaping
Dirty grout, stained carpets, or worn caulking

Even simple updates can change how buyers emotionally respond to a home during showings.

If your property has already had major upgrades completed — such as perimeter drains, windows, roofing, or updated mechanical systems — make sure those improvements are clearly highlighted in the listing and marketing materials. Buyers in Victoria place significant value on homes where major maintenance items have already been handled.

3. The Home Doesn’t Show Well Online

Most buyers will see your home online before they ever book a showing. In many cases, buyers decide whether a property is worth visiting within seconds of viewing the photos.

Poor photography, dark rooms, cluttered spaces, or incomplete marketing can immediately reduce interest — even if the home itself is great in person.

This is especially important in Victoria BC real estate, where many buyers relocate from other parts of Canada and rely heavily on online listings before travelling for showings.

Strong presentation starts with preparation. Decluttering, staging, and professional photography can significantly improve how buyers perceive value. Clean lines, natural light, and a sense of space tend to perform best online.

Video marketing and social media exposure also play a growing role in today’s market. A well-produced walkthrough video can help buyers emotionally connect with a property before they step inside.

When preparing your home for market, think about how it will appear from a buyer’s perspective online first — because that first impression often determines whether they schedule a showing at all.

4. Buyers Feel Uncertain During Showings

Sometimes buyers walk away not because of the home itself, but because something about the showing experience feels off.

Dark rooms, strong odours, loud pets, crowded spaces, or an awkward layout can all affect how buyers emotionally experience a property. Buyers make decisions quickly, and emotions often influence those decisions more than sellers realize.

The first 30 seconds of a showing matter. Buyers immediately start forming opinions based on light, flow, cleanliness, and overall atmosphere.

Simple adjustments before showings can make a major difference:

Open blinds and maximize natural light
Reduce excess furniture to improve flow
Keep the home at a comfortable temperature
Eliminate strong cooking or pet odours
Create a calm, clean environment

In Victoria’s competitive housing market, buyers are often touring several homes in a single day. The homes that feel easiest to picture themselves living in are usually the ones that leave the strongest impression.

5. Inspection Concerns Scare Buyers Away

Home inspections are one of the most common points where deals begin to fall apart. Even buyers who initially loved a property may reconsider if inspections reveal unexpected issues.

Older Victoria homes in particular can raise concerns around plumbing, electrical systems, moisture, roofing, or foundation work. In strata properties, buyers may also review depreciation reports, meeting minutes, and contingency reserve funds carefully before moving forward.

The goal is not necessarily to present a “perfect” home. Buyers understand that every property has some imperfections. What matters most is transparency and preparation.

If there are known issues with the property, addressing them early — or at least documenting them honestly — can help prevent surprises later during negotiations.

Some sellers also choose to complete a pre-listing home inspection before going to market. This allows issues to be identified in advance and gives sellers more control over repairs, pricing, and buyer expectations.

Providing buyers with clarity and confidence upfront often leads to smoother negotiations and fewer collapsed deals.

Preparing Your Victoria Home for a Stronger Sale

The homes that perform best in Victoria’s real estate market are usually not the “perfect” homes. They are the homes that feel well-prepared, well-positioned, and appropriately priced for today’s buyers.

Addressing common buyer concerns before listing can improve first impressions, reduce negotiation friction, and help your property stand out in a competitive market.

If you’re thinking about selling your home in Victoria BC and want advice on pricing, preparation, or marketing strategy, working with a local real estate professional can help you identify opportunities to maximize buyer interest before your home goes live.

Open House. Open House on Saturday, May 16, 2026 12:30PM - 2:00PM

Thu, 14 May 2026 09:53:48 GMT

Please visit our Open House at 4391 Elnido Cres in Saanich. See details here

Open House on Saturday, May 16, 2026 12:30PM - 2:00PM

I have sold a property at 2183 Foul Bay Rd in Oak Bay

Wed, 13 May 2026 09:53:06 GMT

I have sold a property at 2183 Foul Bay Rd in Oak Bay on May 12, 2026. See details here

Looking for a Prime Oak Bay Investment home, This is the one. Set well off the road with convenient laneway access, this private residence delivers outstanding versatility, including parking for up to six vehicles plus space for an RV or boat.Professionally raised and reconstructed in 1992, the home features a double garage with living space above, along with updated stucco and exterior paint completed in 2001.The main level offers 4 spacious bedrooms, including a secluded top-floor primary retreat. Expansive windows bring in beautiful natural light while preserving privacy .Enjoy effortless indoor-outdoor living with a sunny balcony, deck, hot tub, mature landscaping, and a fully fenced yard—perfect for families and entertaining.The bright, ground-level LEGAL 2-bedroom,2-bath suite(approx.1,000 sqft)is tastefully finished with quality soundproofing, ideal for multigenerational living or strong rental income.With a 2-year-old roof and on a bus route.

Open House. Open House on Saturday, May 16, 2026 1:00PM - 3:00PM

Wed, 13 May 2026 09:53:06 GMT

Please visit our Open House at 2153 James White Blvd in Sidney. See details here

Open House on Saturday, May 16, 2026 1:00PM - 3:00PM

Welcome to 2153 James White Blvd W — a well-maintained home tucked away on a quiet cul-de-sac in one of Sidney’s most convenient neighbourhoods. Just minutes from downtown Sidney, parks, beaches, and everyday amenities, this home offers comfort, flexibility, and the easy lifestyle many buyers are searching for. Inside, the main level features a bright open-concept layout connecting the kitchen, dining, and living areas. Fresh paint and updated flooring give the home a refreshed feel, while the functional layout works equally well for families or those looking to simplify without sacrificing space. The home offers 3 bedrooms, two bathrooms, and a large basement providing ample storage, workshop space, or future potential — ideal for downsizers still needing room for hobbies, seasonal items, or extra belongings. Outside, the sunny south-facing backyard features a solar-heated in-ground pool, patio space, RV parking, and a large detached garage — a rare and valuable bonus in this area.

Open House. Open House on Sunday, May 17, 2026 1:00PM - 3:00PM

Wed, 13 May 2026 09:53:06 GMT

Please visit our Open House at 2153 James White Blvd in Sidney. See details here

Open House on Sunday, May 17, 2026 1:00PM - 3:00PM

New property listed in Si Sidney North-West, Sidney

Wed, 13 May 2026 09:53:05 GMT

I have listed a new property at 2153 James White Blvd in Sidney. See details here

New property listed in SE Mt Doug, Saanich East

Tue, 12 May 2026 09:31:01 GMT

I have listed a new property at 4391 Elnido Cres in Saanich. See details here

Buying a Condo in Victoria, BC: A Complete Guide for Buyers

Thu, 07 May 2026 15:00:00 GMT

Buying a condo in Victoria can be one of the best ways to enter the real estate market, simplify your lifestyle, or invest in one of BC’s most consistently desirable cities. Whether you are a first-time buyer, a student looking for long-term stability, a downsizer, or an investor, condos offer a different type of ownership experience than detached homes — and understanding those differences is important before making a purchase.

Victoria’s condo market is unique because it combines strong long-term demand, limited land availability, and a wide range of building styles and neighbourhoods. From modern downtown towers to quiet residential buildings near the ocean, there are opportunities for many different types of buyers. At the same time, condo ownership also comes with additional layers of due diligence, including strata documents, bylaws, depreciation reports, and monthly strata fees.

If you are considering buying a condo in Victoria, BC, here are some of the most important things to understand before making a decision.

Why So Many Buyers Choose Condos in Victoria

Condos continue to be one of the most popular property types in Victoria because they offer a lower barrier to entry than detached homes while still allowing buyers to build equity and own property in a high-demand market.

Many buyers are drawn to the convenience of condo living. Buildings located in downtown Victoria, Vic West, James Bay, and Fairfield often place owners within walking distance of restaurants, coffee shops, grocery stores, fitness studios, and the waterfront. For some buyers, the ability to live a more walkable lifestyle is just as valuable as the property itself.

Victoria condos also appeal to buyers who want lower-maintenance living. Instead of managing landscaping, exterior repairs, or large property upkeep, owners contribute to a strata corporation that handles many of those responsibilities collectively.

Price points vary significantly depending on the building, location, and amenities, but many condos in Victoria range from the low $400,000s for smaller units to well over $1M for luxury or waterfront properties.

Choosing the Right Neighbourhood

Location plays a major role when buying a condo in Victoria because each neighbourhood offers a very different lifestyle.

Downtown Victoria tends to attract buyers who want energy, walkability, and proximity to restaurants, nightlife, and the Inner Harbour. Many downtown buildings are popular with professionals, investors, and buyers who value convenience and accessibility. Downtown also has a mix of newer concrete towers, heritage conversions, and loft-style developments, giving buyers a wide variety of options. If you’re considering buying in the area, you can also read our Downtown Victoria neighbourhood insights guide for a deeper look at lifestyle, pricing, condo living, and what different parts of downtown have to offer.

James Bay offers a quieter and more residential atmosphere while still being extremely close to downtown. Buyers are often drawn to the area because of its access to Beacon Hill Park, Dallas Road, and the waterfront. Many buildings in James Bay appeal to downsizers and long-term residents who value a slower pace while remaining centrally located.

Vic West has seen major growth over the past several years and continues to attract buyers looking for newer buildings and waterfront living. The neighbourhood combines modern development with quick access to downtown Victoria and the Galloping Goose Trail.

Fairfield is often popular with buyers who want a more established residential feel while still being close to Cook Street Village and the ocean. Condo inventory can be more limited in Fairfield, but demand tends to remain strong because of the neighbourhood’s character and location.

Areas like Gordon Head, Quadra Village, and Royal Oak can also offer excellent condo opportunities depending on a buyer’s goals, budget, and desired lifestyle.

Understanding Strata Fees

One of the biggest adjustments for many condo buyers is understanding strata fees and what they actually cover.

Strata fees are monthly payments made by owners to contribute toward building operations and shared expenses. In Victoria, strata fees commonly range from around $300 to $600 or more per month depending on the building’s age, amenities, size, and maintenance requirements.

These fees often cover expenses such as building insurance, water, garbage collection, landscaping, common area maintenance, cleaning, and management services. Buildings with gyms, pools, concierge services, or large amenity spaces may have higher strata fees because those features require additional maintenance and operating costs.

Many buyers assume lower strata fees automatically mean a better building, but that is not always the case. In some situations, unusually low fees may indicate that a building is underfunded or not adequately preparing for future repairs and maintenance.

Why Reviewing Strata Documents Matters

One of the most important parts of buying a condo in Victoria is reviewing the strata documents carefully. These documents provide insight into the financial health of the building, the condition of major systems, and the overall operation of the strata corporation.

Strata meeting minutes can reveal recurring concerns within the building, including discussions about water intrusion, elevator issues, noise complaints, parking conflicts, or upcoming repairs. Buyers are often surprised by how much information can be uncovered simply by reading through several months of meeting minutes.

Depreciation reports are another important document because they estimate the remaining lifespan of major building components and forecast future repair costs. While not every building in BC is legally required to obtain one, a depreciation report can provide valuable insight into whether the strata is planning responsibly for long-term maintenance.

The Form B Information Certificate is also critical during the buying process because it outlines important details about the strata corporation, including monthly strata fees, parking allocations, storage lockers, bylaws, contingency reserve funds, and any approved special levies.

Bylaws and rules should also be reviewed carefully because every building operates differently. Some buildings allow pets freely while others have size restrictions or pet limits. Some allow rentals without restrictions, while others may limit occupancy types or regulate short-term rentals more heavily.

Understanding Special Levies

Special levies are one of the biggest concerns many condo buyers have, and for good reason. A special levy occurs when a strata corporation requires additional money from owners to pay for major repairs or unexpected expenses that exceed the existing reserve fund.

These projects can include roof replacement, window replacement, building envelope repairs, plumbing upgrades, or elevator modernization. Depending on the scale of the work, levies can range from relatively manageable amounts to significant unexpected costs for owners.

This is why reviewing the financial health of a building before purchasing is so important. A well-managed strata that plans proactively for maintenance often creates a much more stable ownership experience over the long term.

Financing a Condo in Victoria

Financing a condo is usually straightforward, but lenders do evaluate condo buildings differently than detached homes.

Banks and mortgage providers often look closely at the building’s financial condition, insurance history, reserve fund, rental ratios, and any ongoing legal issues. Some buildings may be considered higher risk than others depending on these factors.

Working with a mortgage broker familiar with Victoria condo buildings can be extremely helpful because they often know which buildings lenders are more comfortable financing and which properties may require additional review.

Looking Beyond Price Per Square Foot

Many buyers focus heavily on price per square foot when comparing condos, but that number rarely tells the full story.

Two condos with similar square footage can feel completely different depending on the layout, natural light, ceiling height, storage space, and overall functionality of the unit. A well-designed 700 square foot condo may feel significantly larger and more usable than an inefficient 850 square foot layout.

Views, noise exposure, building quality, and outdoor space can also impact value in ways that price-per-square-foot comparisons do not always capture.

Looking Beyond Price Per Square Foot

Many buyers focus heavily on price per square foot when comparing condos, but that number rarely tells the full story.

Views, noise exposure, building quality, and outdoor space can also impact value in ways that price-per-square-foot comparisons do not always capture. We actually touched on this recently in an Instagram reel discussing why price per square foot can sometimes be misleading when evaluating a property. You can watch it here.

New Construction vs. Resale Condos

Victoria buyers often debate whether it makes more sense to purchase a newer condo or a resale unit, and both options come with advantages.

New construction condos typically offer modern finishes, energy efficiency, warranty protection, and lower maintenance requirements initially. However, they often come with smaller floor plans, higher purchase prices, and GST on top of the purchase price.

Resale condos can sometimes offer larger layouts, more established neighbourhoods, and lower prices per square foot. At the same time, older buildings may face larger upcoming maintenance projects depending on their condition and management history.

Neither option is universally better. The right decision depends on a buyer’s priorities, budget, and long-term goals.

Final Thoughts on Buying a Condo in Victoria

Buying a condo in Victoria, BC involves much more than simply finding a unit with the right finishes or view. The building itself, the strata corporation, the financial health of the property, and the surrounding neighbourhood all play major roles in the long-term ownership experience.

A great condo purchase is usually the result of strong research, careful document review, and understanding how the property fits into your overall goals and lifestyle.

Victoria continues to attract buyers because of its climate, lifestyle, walkability, and long-term demand. For many people, condo ownership remains one of the most practical and accessible ways to enter the Victoria real estate market.

If you are thinking about buying a condo in Victoria and want help understanding neighbourhoods, comparing buildings, or navigating the buying process, feel free to reach out.

Victoria Seller Checklist: What to Do Before Listing Your Home

Sat, 02 May 2026 22:34:09 GMT

If you’re thinking about selling a home in Victoria BC, preparation plays a bigger role than most people expect.

The way your home shows on day one—both online and in person—has a direct impact on buyer interest, time on market, and ultimately the price you achieve.

In the current Victoria real estate market, buyers move quickly, but they’re also paying close attention to detail. The homes that perform best are almost always the ones that are properly prepared before they ever hit MLS.

This checklist walks through the key steps to take before listing, so you can position your home effectively from the start.

1. Understand Your Position in the Victoria Market

Before making any decisions, it’s important to understand where your home fits within the current Victoria BC housing market.

Pricing, timing, and buyer demand can vary significantly depending on property type, location, and condition. A detached home in Gordon Head will attract a different buyer pool than a condo in downtown Victoria, and each requires a slightly different approach.

Reviewing recent comparable sales—not just active listings—gives you a more accurate sense of what buyers are actually willing to pay. This becomes the foundation for everything that follows.

2. Build a Pricing Strategy (Not Just a Price)

One of the most common mistakes when selling your home in Victoria is treating price as a static number rather than a strategy.

Pricing slightly too high can reduce early interest and lead to longer time on market, while pricing correctly from the beginning tends to create stronger momentum.

The goal is to position your home where it attracts attention and encourages showings early on, when your listing is most visible.

If you want a deeper breakdown of how pricing impacts buyer behaviour, this article explains it in more detail: How to Price Your Home in Victoria.

3. Address Maintenance Before It Becomes a Concern

Buyers often interpret small issues as signs of larger problems. In many cases, it’s not the repair itself that causes hesitation—it’s the uncertainty around it.

Taking the time to handle minor maintenance items before listing can make a noticeable difference in how your home is perceived. This includes things like touching up paint, fixing leaks, servicing systems, and ensuring the exterior is well maintained.

Providing documentation for major updates, such as roofing, plumbing, or recent renovations, can also help build confidence during the decision-making process.

4. Prepare the Home for Showings

How a home feels during a showing is just as important as how it looks in photos.

Buyers tend to make decisions quickly, often within the first few minutes of walking through the property. Light, layout, and overall flow all play a role in that initial impression.

Creating a clean, open environment allows buyers to move through the space easily and picture themselves living there. This typically involves decluttering, simplifying décor, and making small adjustments to furniture placement.

If you want to understand what specifically causes buyers to lose interest during showings, this article breaks it down: 5 Reasons Buyers Walk Away from a Victoria Home.

5. Align Marketing with the Real Experience

In today’s Victoria real estate environment, most buyers will see your home online before they ever step inside.

Photos, video, and listing descriptions set expectations. When those expectations don’t match the in-person experience, it can create hesitation.

The goal is to present your home accurately while still highlighting its strengths. High-quality visuals, consistent messaging, and thoughtful presentation all contribute to a smoother transition from online interest to in-person confidence.

6. Plan Your Timing and Launch Strategy

When you list your home can influence how much attention it receives.

Launching at the right time—both in terms of seasonality and weekly timing—can help maximize exposure during the first critical days on market.

This is also when your listing will generate the most activity, so having everything prepared in advance ensures you can take full advantage of that window.

Final Thought

The difference between an average result and a strong one often comes down to preparation.

Most of the factors that influence buyer decisions can be addressed before listing. Taking the time to plan ahead allows you to control how your home is presented, how it’s priced, and how buyers respond.

Thinking about selling your home in Victoria?
A clear, step-by-step plan can make a meaningful difference in your outcome. If you want help preparing your home for the market, feel free to reach out.

I have sold a property at 2310 Hudson Terr in Sooke

Thu, 30 Apr 2026 09:54:02 GMT

I have sold a property at 2310 Hudson Terr in Sooke on Apr 30, 2026. See details here

Brand new 5 bed, 4 bath home offering exceptional value with ocean views from all three levels. Set at the end of a quiet cul-de-sac, this thoughtfully designed residence features a bright open-concept main floor with an oversized quartz island, stainless steel appliances, and stylish fluted feature walls. Two balconies and a landscaped yard extend the living space outdoors. Upstairs, the vaulted-ceiling primary suite includes a walk-in closet and spa-inspired ensuite, alongside two additional bedrooms, a full bath, and laundry. The lower level offers a flexible one or two bedroom suite with separate entry—ideal for rental income or extended family. Ducted heating and cooling, garage parking, ample driveway space, and new home warranty complete the package. Surrounded by newer homes in a growing coastal community, this is a compelling opportunity in today’s market.

Open House. Open House on Sunday, April 26, 2026 12:00PM - 1:30PM Join us at this beautifully updated home in Gordon Head this weekend!

Wed, 22 Apr 2026 09:57:21 GMT

Please visit our Open House at 4391 Elnido Cres in Saanich. See details here

Open House on Sunday, April 26, 2026 12:00PM - 1:30PM Join us at this beautifully updated home in Gordon Head this weekend!

Open House. Open House on Saturday, April 18, 2026 12:00PM - 1:30PM Join us at this beautifully updated home in Gordon Head this weekend!

Fri, 17 Apr 2026 09:43:40 GMT

Please visit our Open House at 4391 Elnido Cres in Saanich. See details here

Open House on Saturday, April 18, 2026 12:00PM - 1:30PM Join us at this beautifully updated home in Gordon Head this weekend!

Open House. Open House on Sunday, April 19, 2026 1:00PM - 3:00PM Join us at this beautifully updated home in Gordon Head this weekend!

Fri, 17 Apr 2026 09:43:40 GMT

Please visit our Open House at 4391 Elnido Cres in Saanich. See details here

Open House on Sunday, April 19, 2026 1:00PM - 3:00PM Join us at this beautifully updated home in Gordon Head this weekend!

New property listed in SE Mt Doug, Saanich East

Thu, 16 Apr 2026 10:37:58 GMT

I have listed a new property at 4391 Elnido Cres in Saanich. See details here

Neighbourhood Insights: Downtown Victoria

Sun, 12 Apr 2026 19:37:17 GMT

Downtown Victoria offers walkable living, waterfront views, restaurants, cafes, fitness centres and much more. Most properties are condos, with some townhomes and heritage conversions. Downtown attracts many different groups of people, including service industry employees, government workers, students, investors, people who want to downsize, and people who want a walkable lifestyle.

For those considering buying a condo in downtown Victoria, the area offers a unique combination of lifestyle, investment potential, and convenience that is hard to find elsewhere in the city.

Getting Around Downtown Victoria

Living downtown means you can walk to many of Victoria’s most well-known areas, including the Inner Harbour, Market Square, Dallas Road waterfront and Beacon Hill Park. If you do need to leave downtown, BC Transit buses are reliable and conveniently located, and taxis and Ubers are readily available. There are also monthly parking options available for rent if you’d like to keep your vehicle downtown.

Downtown Victoria Real Estate: Prices & Strata Fees

Most downtown Victoria real estate consists of condominiums, and prices can vary significantly depending on the building, age, size, and whether the unit has parking or water views. As a general ballpark, condo prices typically range from the low $400,000s for small studios or older one-bedroom units to over $1,000,000 for larger units, new builds, or waterfront properties.

If you’re interested in buying a condo in Victoria read our condo buyer’s guide here.

Strata fees are also an important consideration when buying downtown. Most buildings will have strata fees, typically ranging from about $300 to $600+ per month, depending on the building amenities, age, and size of the unit.

Things to Watch Out For

That being said, living downtown is not without its drawbacks. Downtown units tend to be smaller and many properties will have strata fees. For example, The Janion is a desirable building centrally located beside the Johnson Street Bridge; however, the majority of the units are small studios in the 300–400 sq ft range. The units are generally modern and offer a polished living space that makes them worth it to the right buyer or tenant.

Parking can be limited and residents generally have less space and privacy than in suburbs like Langford or Saanich. Living downtown can also mean dealing with more noise. This is a factor that requires local knowledge of the different downtown areas. The inner harbor is generally quieter than neighbourhoods located near Douglas or Blanshard Street. Another important factor when thinking about noise is whether your unit faces the street or a courtyard — street-facing units will be significantly noisier even if the view is better.

Who Downtown Victoria Is Best For

Downtown Victoria may be right for you if you want to walk everywhere, be close to restaurants, nightlife, and the ocean, or if you are looking for an investment property with historically strong rental demand. It can also be a great option for first-time buyers, students, and downsizers who prioritize location and lifestyle over square footage.

Final Thoughts

Downtown Victoria offers a lifestyle that is difficult to replicate elsewhere in the city — walkability, ocean access, restaurants, and strong rental demand all in one area. Like any neighbourhood, it’s important to understand building differences, noise levels, parking, and strata costs before purchasing.

Thinking about buying or investing in downtown Victoria? I’d love to help — feel free to reach out anytime.

I have sold a property at 4937 Eagle View Lane in Saanich

Thu, 02 Apr 2026 09:38:49 GMT

I have sold a property at 4937 Eagle View Lane in Saanich on Apr 2, 2026. See details here

Set on a quiet, family-friendly street, this 6 bed, 6 bath home offers the space, flexibility, and thoughtful upgrades that make long-term living easy. The functional layout includes a primary bedroom on the main floor, a highly sought-after feature that adds everyday comfort and future-proof living. Inside, the home flows well and is ideal for both daily life and entertaining. The backyard has been extensively updated and features a covered patio with a fireplace, creating a true outdoor living space you’ll enjoy year-round. A huge 2-bedroom suite located above the garage provides outstanding flexibility for extended family, guests, or additional income. Attic trusses add valuable bonus space—perfect for storage now or a future hangout for kids or teens. As an added bonus, the property backs onto the Haliburton Community Organic Farm, a true community gem, offering a peaceful outlook and no direct rear neighbours—a rare find in this area.

I have sold a property at 202 100 Presley Pl in View Royal

Fri, 20 Mar 2026 10:03:54 GMT

I have sold a property at 202 100 Presley Pl in View Royal on Mar 20, 2026. See details here

Bright and spacious 2 bed, 2 bath condo just steps from Thetis Lake and some of the best trails and recreation on the island! This 950+ sq.ft. home features a functional split-bedroom layout and south-facing exposure for tons of natural light. The large kitchen includes quartz counters, stainless steel appliances, and ample workspace. The living room opens to a generous, private balcony — no neighbours beside or across — perfect for relaxing or BBQing. The primary bedroom features a walk-through closet and ensuite, with the second bedroom and bath on the opposite side. Includes a large storage room across the hall, 1 parking stall, and lots of visitor parking. Only 9 units in the building with just two other owners on your floor and storage lockers across the hall! On the Galloping Goose and E&N bike paths and walking distance to The Nest Café and Six Mile Pub. Building amenities include bike/kayak storage and a fenced dog run. Pet-friendly with no size restrictions!

I have sold a property at 7 4355 Viewmont Ave in Saanich

Tue, 17 Mar 2026 09:58:23 GMT

I have sold a property at 7 4355 Viewmont Ave in Saanich on Mar 16, 2026. See details here

Price Reduction $30,000. “The Reeve" - Prestine Royal Oak townhome. Quick possession 1,543 finished sq. ft, featuring 3 bedrooms & 2.5 baths. Built Green Gold design including solar voltaic panels on each home, central heating & air conditioning & on-demand hot water. Electric vehicle charging in every garage & driveway parking for your second car. Warm luxurious color scheme, gourmet kitchens with high-end stainless appliances, quartz countertops and gas BBQ. Offers fenced backyards and all include spacious patios and decks. Bring your pets! Centrally located next to Brydon Park, within walking distance to Royal Oak Shopping Centre, restaurants & bus exchange. Another quality project brought to you by Mike Geric Construction Ltd. New Gas range with air-fryer OPEN HOUSE SATURDAY & SUNDAY JANUARY 24 &25 1:00 - 3:30

I have sold a property at 4615 Galdwell Rd in Cowichan Bay

Tue, 03 Mar 2026 09:55:44 GMT

I have sold a property at 4615 Galdwell Rd in Cowichan Bay on Mar 2, 2026. See details here

Welcome to 4615 Galdwell Rd — a beautifully finished new home in the sought-after Cowichan Bay Estates community. Featuring an open-concept layout with bright living spaces, a stunning kitchen with quartz countertops, stainless steel appliances, and modern finishes throughout. Step out onto the spacious deck overlooking a landscaped backyard — perfect for relaxing or entertaining. Quality craftsmanship and thoughtful design make this home ideal for families or anyone seeking comfort and style. The private suite above the garage adds flexibility for extended family, guests, or extra income. Located just 30 minutes from Langford and minutes to Cobble Hill and downtown Cowichan Bay, this property offers the best of both worlds — peaceful coastal living with city convenience close by.

I have sold a property at 407 595 Pandora Ave in Victoria

Sat, 28 Feb 2026 09:53:35 GMT

I have sold a property at 407 595 Pandora Ave in Victoria on Feb 27, 2026. See details here

RARE 2-level penthouse blends sweeping views with exceptional outdoor living, boasting 3 private terraces that capture the harbour, city, and mountains. The main floor showcases over-height ceilings, hardwood floors, a versatile office/den, and open living and dining that extend to a balcony with a natural gas BBQ hook-up. The chef’s kitchen features Bosch appliances, a gas range, quartz countertops, and a sleek under-mount sink. Upstairs, two spacious bedrooms include a primary with its own balcony, walk-through closets, and a spa-inspired ensuite. Both bathrooms offer heated tile floors and modern finishes. Atop it all, an expansive rooftop terrace creates a private retreat for entertaining or simply soaking in the views. The steel-and-concrete building provides premium amenities—secure underground parking, storage, bike facilities, a fitness centre, and residents’ lounge—all in a prime downtown location.

I have sold a property at 1167 River Rock Pl in Highlands

Sat, 28 Feb 2026 09:53:33 GMT

I have sold a property at 1167 River Rock Pl in Highlands on Feb 27, 2026. See details here

Welcome to 1167 River Rock Place — a modern West Coast home tucked away on one of Bear Mountain’s most desirable cul-de-sacs. Inside, an expansive open-concept floor plan is filled with natural light from oversized windows framing views of Mt. Finlayson. The kitchen features quartz counters and flows seamlessly into the bright living area with a cozy gas fireplace and dedicated home office, which can double as a bedroom nearby. Upstairs are three spacious bedrooms, including a primary with fireplace and spa-inspired ensuite. The converted crawl space creates a perfect home theatre, while the double garage adds convenience. Outside, enjoy an oversized patio, fully fenced flat yard, hot-tub-ready setup, and space for a hammock. Complete with a heat pump, interior sprinkler systems and built-in vacuum, this home blends comfort, function, and lifestyle in a peaceful, well-established street surrounded by mature landscaping — ideal for professionals, executives, and families.

I have sold a property at 1 588 Whiteside St in Saanich

Sat, 28 Feb 2026 09:53:32 GMT

I have sold a property at 1 588 Whiteside St in Saanich on Feb 27, 2026. See details here

Welcome to this sophisticated, boutique development in a central, convenient location perfect for everyday life! No details have been overlooked in this collection of 4 newly built homes complete with designer finishes, superior craftsmanship & high end materials. As you walk in you will be impressed with the dedicated mud-room style entrance with built in bench, & an abundance of storage for kids & pets. The custom designed kitchen rivals that of any single family home with a huge waterfall style island, plenty of storage, quality appliances, & an aesthetic colour scheme plus a dedicated home office space located off the kitchen with a beautiful glass door! The living & dining area are also finished anything but "Spec" with acoustic style feature walls, built in fireplace & contemporary chandelier. Upstairs there are 3 generously sized bedrooms including a primary with walk in closet & luxurious ensuite. Walk to uptown shopping centre, easy transit to UVIC & Camosun.

The Ultimate New Construction Buyer Checklist in Victoria BC

Fri, 20 Feb 2026 18:10:55 GMT

Strategic new construction buyer checklist for Victoria BC. Learn about deposits, GST, assignments, disclosure statements and completion risks.

Open House. Open House on Sunday, February 15, 2026 1:00PM - 4:00PM Join us for an open house at this beautiful 3700+ SQFT home located in Cordova Bay. 6 bed, 6 bath and a backyard ready to entertain!

Fri, 13 Feb 2026 09:53:33 GMT

Please visit our Open House at 4937 Eagle View Lane in Saanich. See details here

Open House on Sunday, February 15, 2026 1:00PM - 4:00PM Join us for an open house at this beautiful 3700+ SQFT home located in Cordova Bay. 6 bed, 6 bath and a backyard ready to entertain!

Open House. Open House on Saturday, February 14, 2026 1:00PM - 3:00PM Join us for an open house at this beautiful 3700+ SQFT home located in Cordova Bay. 6 bed, 6 bath and a backyard ready to entertain!

Thu, 12 Feb 2026 09:57:25 GMT

Please visit our Open House at 4937 Eagle View Lane in Saanich. See details here

Open House on Saturday, February 14, 2026 1:00PM - 3:00PM Join us for an open house at this beautiful 3700+ SQFT home located in Cordova Bay. 6 bed, 6 bath and a backyard ready to entertain!

New property listed in Sk Broomhill, Sooke

Tue, 10 Feb 2026 09:36:25 GMT

I have listed a new property at 2310 Hudson Terr in Sooke. See details here

Open House. Open House on Saturday, January 31, 2026 1:00PM - 3:00PM Join us for an open house at this beautiful 3700+ SQFT home located in Cordova Bay. 6 bed, 6 bath and a backyard ready to entertain!

Fri, 30 Jan 2026 09:41:51 GMT

Please visit our Open House at 4937 Eagle View Lane in Saanich. See details here

Open House on Saturday, January 31, 2026 1:00PM - 3:00PM Join us for an open house at this beautiful 3700+ SQFT home located in Cordova Bay. 6 bed, 6 bath and a backyard ready to entertain!

Open House. Open House on Sunday, February 1, 2026 12:00PM - 1:30PM Join us for an open house at this beautiful 3700+ SQFT home located in Cordova Bay. 6 bed, 6 bath and a backyard ready to entertain!

Fri, 30 Jan 2026 09:41:51 GMT

Please visit our Open House at 4937 Eagle View Lane in Saanich. See details here

Open House on Sunday, February 1, 2026 12:00PM - 1:30PM Join us for an open house at this beautiful 3700+ SQFT home located in Cordova Bay. 6 bed, 6 bath and a backyard ready to entertain!

Open House. Open House on Saturday, January 31, 2026 1:00PM - 2:30PM Join us for an open house at this beautiful condo located just steps away from Thetis Lake

Thu, 29 Jan 2026 09:55:33 GMT

Please visit our Open House at 202 100 Presley Pl in View Royal. See details here

Open House on Saturday, January 31, 2026 1:00PM - 2:30PM Join us for an open house at this beautiful condo located just steps away from Thetis Lake

New property listed in VR Six Mile, View Royal

Wed, 28 Jan 2026 09:45:34 GMT

I have listed a new property at 202 100 Presley Pl in View Royal. See details here

Open House. Open House on Saturday, January 24, 2026 1:00PM - 3:00PM

Wed, 21 Jan 2026 09:35:59 GMT

Please visit our Open House at 4937 Eagle View Lane in Saanich. See details here

Open House on Saturday, January 24, 2026 1:00PM - 3:00PM

Open House. Open House on Sunday, January 25, 2026 12:30PM - 2:00PM

Wed, 21 Jan 2026 09:35:59 GMT

Please visit our Open House at 4937 Eagle View Lane in Saanich. See details here

Open House on Sunday, January 25, 2026 12:30PM - 2:00PM

New property listed in SE Cordova Bay, Saanich East

Thu, 15 Jan 2026 09:27:00 GMT

I have listed a new property at 4937 Eagle View Lane in Saanich. See details here

Open House. Open House on Saturday, January 17, 2026 1:00PM - 2:30PM

Thu, 15 Jan 2026 09:27:00 GMT

Please visit our Open House at 4937 Eagle View Lane in Saanich. See details here

Open House on Saturday, January 17, 2026 1:00PM - 2:30PM

Open House. Open House on Sunday, January 18, 2026 1:00PM - 3:00PM

Thu, 15 Jan 2026 09:27:00 GMT

Please visit our Open House at 4937 Eagle View Lane in Saanich. See details here

Open House on Sunday, January 18, 2026 1:00PM - 3:00PM

I have sold a property at 2571 Empire St in Victoria

Fri, 19 Dec 2025 09:30:23 GMT

I have sold a property at 2571 Empire St in Victoria on Dec 18, 2025. See details here

Full up/down duplex in a central Victoria location! The upper suite offers 2 bedrooms, 1 bath, and a bright living space with deck access and city views—ready for your updates and ideas. The lower suite features 2 bedrooms + den, 1 bath, and has been tastefully renovated with new flooring, kitchen, paint, and a cozy wood stove. Each unit enjoys separate parking, individual storage sheds, and access to a spacious 6,200 sq ft lot. Both units are vacant and ready for immediate possession, making this an excellent opportunity for investors or multi-generational living. Live in the updated suite and rent the other, or hold as a long-term revenue property. Conveniently located near schools, parks, and transit, with easy access to downtown Victoria.