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Pemberton Holmes Ltd.

mihom.ca is operated by Dan Robbins, REALTOR®, Pemberton Holmes Ltd.

REALTOR®, REALTORS®, and the REALTOR® logo are certification marks that are owned by REALTOR® Canada Inc. and licensed exclusively to The Canadian Real Estate Association (CREA). These certification marks identify real estate professionals who are members of CREA and who must abide by CREA's By-Laws, Rules, and the REALTOR® Code. The MLS® trademark and the MLS® logo are owned by CREA and identify the quality of services provided by real estate professionals who are members of CREA. Listing data via CREA's DDF®. about · terms of use · privacy · © 2026 mihom.

225 Kingston St
homes for sale · Victoria · James Bay
225 Kingston St — photo 1 of 40
1 / 40
$1,699,000

225 Kingston St

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

realtor's description

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.

similar homes nearby

property details

type
House, Single Family
bedrooms
4
bathrooms
5
living area
3,031 sq ft
lot
6,000 sq ft
parking
2
year built
2003
property tax
$7,288 / yr
strata rules
Pets Allowed
days on market
16
MLS®
1051943

features

  • Central location
  • Level lot
  • Other
  • Rectangular
  • Family Oriented
  • Pets Allowed

monthly cost

$8,085/mo
Mortgage $7,478 · Tax $607

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

estimated payment
$7,478/ monthly
loan $1,359,200
25-year amortization
total interest
$884,060
property transfer tax
$31,980
BC general rate
cash to close
$371,780
down + PTT
total paid
$2,243,260
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
$6,521/mo
vs $8,260 without it

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.

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 James Bay Community Schoolhomes in this catchment

    500 m away · 140 Oswego St, Victoria · 250-384-7184

  • Middle Central Middlehomes in this catchment

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

  • Secondary Victoria Highhomes in this catchment

    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.

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

listed by
Dan Juricic
RE/MAX Camosun
call Dan · 250-514-8261
Powered by: REALTOR.ca
▶ virtual tour

location

James Bay, VictoriaGoogle Maps ↗

property tax by year

yearassessedest. 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.

development nearby

  • 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.

  • Rezoning

    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.

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 16 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.

134 Clarence St, Victoria
open houseTownhouse
$1,349,000
134 Clarence St
James Bay, Victoria14 days on market
listed by Engel & Volkers Vancouver Island
3322,067 sq ft
MLS® 1052190
63 Boyd St, Victoria
open houseHouse
$1,899,000
63 Boyd St
James Bay, Victoria52 days on market
listed by eXp Realty
55
40 Government St, Victoria
House
$1,488,000
40 Government St
James Bay, Victoria6 days on market
listed by Pemberton Holmes Ltd. - Oak Bay
33
4 508 Pendray St, Victoria
open houseHouse
$1,799,000
4 508 Pendray St
James Bay, Victoria73 days on market
listed by RE/MAX Camosun
34
219 Michigan St, Victoria
House
$1,525,000
219 Michigan St
James Bay, Victoria30 days on market
listed by Royal LePage Coast Capital - Chatterton
34
239 Belleville St, Victoria
Townhouse
$1,950,000
239 Belleville St
James Bay, Victoria32 days on market
listed by Newport Realty Ltd.
33
2
3,164 sq ft
MLS® 1048254
1
2,370 sq ft
MLS® 1052892
2
1,855 sq ft
MLS® 1046656
1
2,382 sq ft
MLS® 1051029
2
2,778 sq ft
MLS® 1050861

location

lot outline: 557 m² (5,995 sq ft). from ParcelMap BC; property lines are approximate, a survey is the legal boundary.

James Bay, VictoriaGoogle Maps ↗
Drive times
  • Heritage Community College3 min
  • Downtown Victoria4 min
  • Victoria West Elementary8 min
  • Victoria High8 min
  • Royal Jubilee Hospital11 min
  • YYJ airport34 min
89

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.