James Bay, Victoria · MLS® 1051943
452
3,031 sq ft · 6,000 sq ft lot · House · Single Family · built 2003 · 16 days on market
listed by Dan Juricic, RE/MAX Camosun
Just one block from the Inner Harbour, this custom-built 2003 James Bay half duplex offers 2,723 sq ft over three levels, plus a detached studio. The main floor features a sunken living room with gas fireplace, spacious eat-in kitchen with island and gas range, separate dining room, powder room and south-facing deck. Upstairs, the primary bedroom offers a walk-in closet, ensuite with jetted tub and private deck, alongside a second bedroom and full bathroom. Quality finishes include solid oak flooring, crown mouldings, built-ins and French doors. The lower level features a self-contained one-bedroom suite with separate entrance, laundry and covered patio, currently rented month-to-month. The detached studio includes a bedroom, kitchen, 4-piece bath and storage garage. Extensive sound insulation between units adds privacy. Part of a two-lot strata with no monthly strata fees, just steps from Fisherman's Wharf, Beacon Hill Park, Dallas Road and downtown Victoria.
20% down at 4.44% fixed (Ratehub.ca), 25 years; tax from the listing.
Costs: mortgage $7,478 · tax $607 · 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.
Catchment schools, Greater Victoria School District 61
500 m away · 140 Oswego St, Victoria · 250-384-7184
2.2 km away · 1280 Fort St, Victoria · 250-386-3591
2.5 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.
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| year | assessed | est. tax |
|---|---|---|
| 2026 | $1,285,000 | $7,268 |
The listing shows $7,288 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.
Rezoning for a 7 storey building
370 m away · 2023 · under review · 475 Kingston Street
The City is considering a Rezoning Application to add multiple dwelling residential uses to facilitate the development of an approximately seven-storey, multiple dwelling building. Concurrent with DP000625.
50 m away · 2021 · under review · 205 Quebec Street, 507 Montreal Street, and 210-224 Kingston Street
The City is considering a Rezoning application to a site-specific zone for a new development which includes commercial and residential uses. Concurrent with DPV00191.
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.
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.
lot outline: 557 m² (5,995 sq ft). from ParcelMap BC; property lines are approximate, a survey is the legal boundary.
Walkability 89/100 · Very walkable: most errands on foot
Within a 10 minute walk: 1 grocery store, 22 places to eat or drink, 7 cafes, 17 parks and playgrounds, 1 school, 1 pharmacy, 23 transit stops.
mihom score from OpenStreetMap places, by straight line distance.