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Pemberton Holmes Ltd.

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1003 620 Toronto St
homes for sale · Victoria · James Bay
1003 620 Toronto St — photo 1 of 38
1 / 38
$3,999,900

1003 620 Toronto St

James Bay, Victoria · MLS® 1048081

469 sq ft · House · Multi-family · 63 days on market

listed by Jilly Yang, DFH Real Estate Ltd.

realtor's description

10 SUITES, 2 Landmark Buildings, 1 Exceptional Victoria Investment! A truly unique chance to acquire a 10-suite portfolio in one of Victoria’s most desirable and walkable neighbourhoods, featuring 3 suites at the iconic Roberts House in James Bay and 7 suites at The Astoria on Fairfield Rd. All suites are fully rented, providing an immediate income-producing investment with an exceptional collection of locations and amenities. At Roberts House, Suites 1008, 1208 and this well-appointed studio offer generous living space, functional kitchens&captivating views toward the ocean, city&Park. Roberts House offers an impressive lifestyle package including indoor pool, sauna, fitness centre, library, workshop, community gardens, guest suites, secure underground parking, storage and an elegant social lounge with soaring ceilings, FP& kitchen. Ideally positioned just mins from Beacon Hill Park, Dallas Road, the Inner Harbour, Parliament Buildings and the Royal BC Museum, this is an investment opportunity that combines income, location and long-term lifestyle appeal. All 10 suites are to be sold together and in conjunction with the accompanying MLS listing 1048093. Request the information package for full details and ask about the exclusive incentive available to qualified buyers.

property details

type
House, Multi-family
living area
469 sq ft
parking
0
property tax
$5,891 / yr

similar homes nearby

days on market
63
MLS®
1048081

features

  • Central location
  • Level lot
  • Other

monthly cost

$18,095/mo
Mortgage $17,604 · Tax $491

20% down at 4.44% fixed (Ratehub.ca), 25 years; tax from the listing.

estimated payment
$17,604/ monthly
loan $3,199,920
25-year amortization
total interest
$2,081,314
property transfer tax
$117,995
BC general rate
cash to close
$917,975
down + PTT
total paid
$5,281,234
transfer tax

Estimates only. Rates change daily and lenders qualify at the stress-test rate. Talk to a mortgage broker before you offer. Transfer tax: 1% to $200k, 2% to $2M, 3% to $3M, 5% above. First-time buyers pay nothing on the first $500k for homes up to $835k (phasing out by $860k); newly built homes are exempt up to $1.1M (phasing out by $1.15M). Both need Canadian citizenship or permanent residence and other conditions; the 20% foreign buyer tax applies in Metro Vancouver, the Fraser Valley, the Capital Region, Central Okanagan and Nanaimo.

if you rented it out

suite rent
$1,890/mo
your cost after the suite
$16,531/mo
vs $18,270 without it

Costs: mortgage $17,604 · tax $491 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 1-bedroom in James Bay, Victoria: CMHC's average there ($1,621) raised by what new tenants pay against everyone in the Victoria area, then down 1% with Victoria's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

BC rules for landlords
  • Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
  • Rent increases are capped once a year at the province's set amount. gov.bc.ca
  • The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
  • Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca

schools

Catchment schools, Greater Victoria School District 61

  • Elementary South Park Elementaryhomes in this catchment

    200 m away · 508 Douglas St, Victoria · 250-382-5234

  • Middle Central Middlehomes in this catchment

    1.7 km away · 1280 Fort St, Victoria · 250-386-3591

  • Secondary Victoria Highhomes in this catchment

    2.2 km away · 1260 Grant St, Victoria · 250-388-5456

From the Greater Victoria School District 61's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.

Keep private notes and ratings on homes you're considering. (email only) and they follow you to every device.

listed by
Jilly Yang
DFH Real Estate Ltd.
call Jilly · 250-881-5999
Powered by: REALTOR.ca

location

James Bay, VictoriaGoogle Maps ↗

property tax by year

yearassessedest. tax
2026$349,600$1,977
2025$355,200$1,848

Estimated tax up 7.0% from 2025 to 2026.

The listing shows $5,891 a year in property tax.

Estimate: the BC Assessment value times Victoria's residential tax rate for that year (Province of BC, local government statistics). Leaves out the home owner grant, parcel taxes and utility charges; the city's tax notice is the real figure.

development nearby

  • Development permit for a 6 storey building

    110 m away · 2026 · under review · 350 & 360 Douglas Street

    The City is reviewing a Delegated Development Permit application to construct a six storey, multiple dwelling residential building while retaining the two buildings. <br>Concurrent Delegated Heritage Alteration Permit No. 00344. <br><br>Under the site’s existing zoning, the application may be permitted; however, it requires staff review against city policy/guidelines and a decision of the Director

  • Rezoning for a 6 storey building

    120 m away · 2025 · under review · 441-443 Government Street and 605-607 Michigan Street

    The City is considering a Rezoning Application to increase the density to facilitate the development of an approximately six-storey multiple dwelling building. Concurrent with Development Permit with Variances DPV00292.

Applications filed with the city, active or decided in the last 3 years, measured from the listing's map pin. An application isn't an approval; the city's page has the current details. Source: City of Victoria development tracker.

924 21 Dallas Rd, Victoria
Condo
$3,200,000
924 21 Dallas Rd
James Bay, Victoria24 days on market
listed by Sotheby's International Realty Canada
2433,131 sq ft
MLS® 1050543
430 Luxton Ave, Victoria
House
$2,988,000
430 Luxton Ave
James Bay, Victoria49 days on market
listed by The Agency
444
3,734 sq ft
MLS® 1048297

the market here

sold vs last asking
-3.1%
median, 26 houses sold
listed now
45 days
median for 146 houses for sale; this one 63 days

Houses in Victoria, registered sales in the last 6 months (BC Assessment) against each home's last asking price on the MLS®. Sale prices register 1 to 3 months after a sale closes.

location

lot outline: 5,353 m² (57,619 sq ft) · PID 024-196-452. from ParcelMap BC; property lines are approximate, a survey is the legal boundary.

James Bay, VictoriaGoogle Maps ↗
Drive times
  • Downtown Victoria3 min
  • Heritage Community College3 min
  • Sir James Douglas Elementary6 min
  • Victoria High8 min
  • Royal Jubilee Hospital10 min
  • YYJ airport33 min
96

Walkability 96/100 · Very walkable: most errands on foot

Within a 10 minute walk: 2 grocery stores, 23 places to eat or drink, 9 cafes, 13 parks and playgrounds, 1 school, 1 pharmacy, 33 transit stops.

mihom score from OpenStreetMap places, by straight line distance.