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Pemberton Holmes Ltd.

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12 934 Boulderwood Rise
homes for sale · Saanich · Broadmead
12 934 Boulderwood Rise — photo 1 of 25
1 / 25
$1,049,000

12 934 Boulderwood Rise

Broadmead, Saanich · MLS® 1052950

333

2,162 sq ft · 3,496 sq ft lot · Townhouse · Single Family · built 2003 · 7 days on market

listed by Gordon Lee, Newport Realty Ltd.

realtor's description

Discover exceptional main-level living in Vista Woods, a sought-after Broadmead enclave bordering parkland and scenic trails, just minutes from Broadmead Village, Royal Oak Shopping Centre and the Commonwealth Pool. This beautifully maintained 3-bedroom, 3-bath executive townhome enjoys privacy, afternoon sun and sweeping Sooke Hills views with spectacular sunsets. A vaulted entry with East facing clerestory window opens to bright interiors featuring 9' ceilings, newer main-level luxury vinyl plank floors, separate living and dining rooms, and two gas fireplaces. The spacious kitchen offers granite counters, maple cabinetry, a centre island and breakfast nook adjoining the family room. The main-floor primary suite features a generous ensuite and walk-in closet, while downstairs offers two additional bedrooms and abundant storage. A newer heat pump, updated bathroom, two private decks that take advantage of the lovely views and a charming courtyard complete this exceptional home.

property details

type
Townhouse, Single Family
bedrooms
3
bathrooms
3
living area
2,162 sq ft
lot
3,496 sq ft
parking
3
year built
2003
property tax
$5,924 / yr
strata fee
$847 / mo ($0.39 / sq ft)
strata rules
Pets Allowed
days on market
7
MLS®
1052950

features

listed by
Gordon Lee
Newport Realty Ltd.
250-480-6810call Gordon
Powered by: REALTOR.ca

similar homes nearby

call Gordon
  • Private setting
  • Wooded area
  • Family Oriented
  • Pets Allowed
  • Washer
  • Refrigerator

monthly cost

$5,957/mo
Mortgage $4,617 · Tax $494 · Strata $847

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

estimated payment
$4,617/ monthly
loan $839,200
25-year amortization
total interest
$545,838
property transfer tax
$18,980
BC general rate
cash to close
$228,780
down + PTT
total paid
$1,385,038
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

rent
$2,720/mo
after all costs
−$3,630/mo
cap rate
1.1%
yearly net rent ÷ price

Costs: mortgage $4,617 · tax $494 · strata $847 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 3+ bedroom in Saanich: CMHC's average there ($2,427) raised by what new tenants pay against everyone in the Victoria area, then down 6.2% 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, Saanich School District 63

  • Elementary Lochside Elementaryhomes in this catchment

    1.2 km away · 1145 Royal Oak Dr, Victoria · 250-658-5238

  • Middle Royal Oak Middlehomes in this catchment

    1.8 km away · 751 Travino Lane, Victoria · 250-479-7128

  • Secondary Claremont Secondaryhomes in this catchment

    1.2 km away · 4980 Wesley Rd, Victoria · 250-658-5221

From the Saanich School District 63'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.

▶ virtual tour

location

Broadmead, SaanichGoogle Maps ↗

property tax by year

yearassessedest. tax
2026$1,148,000$5,971
2025$1,237,000$6,109

Estimated tax down 2.3% from 2025 to 2026.

The listing shows $5,924 a year in property tax.

Estimate: the BC Assessment value times Saanich'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.

the market here

sold vs last asking
-3.2%
median, 10 townhouses sold
listed now
35 days
median for 93 townhouses for sale; this one 7 days

Townhouses in Saanich, 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.

1096 Valewood Trail, Saanich
open houseHouse
$1,199,000
13% under assessed
1096 Valewood Trail
Broadmead, Saanich34 days on market
listed by Royal LePage Coast Capital - Oak Bay
2231,789 sq ft
MLS® 1050915
4343 Emily Carr Dr, Saanich
51 901 Kentwood Lane, Saanich
Townhouse
1 928 Bearwood Lane, Saanich
4404 Meadowood Pl, Saanich
16 1063 Valewood Trail, Saanich
House
$1,190,000
22% under assessed
4343 Emily Carr Dr
Broadmead, Saanich39 days on market
listed by Pemberton Holmes - Westshore
3322,270 sq ft
MLS® 1050321
$1,029,900
51 901 Kentwood Lane
Broadmead, Saanich27 days on market
listed by RE/MAX Camosun
4321,803 sq ft
MLS® 1051501
Townhouse
$1,099,000
20% less per sq ft
1 928 Bearwood Lane
Broadmead, Saanich56 days on market
listed by eXp Realty
3322,468 sq ft
MLS® 1046902
House
$1,175,000
16% under assessed
4404 Meadowood Pl
Broadmead, Saanich10 days on market
listed by RE/MAX Camosun
3262,037 sq ft
MLS® 1052761
Townhouse
$1,049,000
16 1063 Valewood Trail
Broadmead, Saanich12 days on market
listed by RE/MAX Camosun
3422,783 sq ft
MLS® 1051701

location

the building's lot: 15,041 m² (161,900 sq ft) · PID 025-786-091. from ParcelMap BC; property lines are approximate, a survey is the legal boundary.

Broadmead, SaanichGoogle Maps ↗
Drive times
  • Claremont Secondary4 min
  • Lochside Elementary5 min
  • Camosun College - Interurban Campus14 min
  • Victoria General Hospital15 min
  • Downtown Victoria19 min
  • YYJ airport21 min
39

Walkability 39/100 · Mostly by car

Within a 10 minute walk: 6 parks and playgrounds.

mihom score from OpenStreetMap places, by straight line distance.