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2817 Adelaide Ave
homes for sale · Saanich · Gorge
2817 Adelaide Ave — photo 1 of 40
1 / 40
$1,129,900

2817 Adelaide Ave

Gorge, Saanich · MLS® 1053034

433

2,050 sq ft · 6,655 sq ft lot · House · Single Family · built 1954 · 3 days on market

listed by Cheri Crause, Royal LePage Coast Capital - Oak Bay

realtor's description

Offering incredible versatility with a fully legal 2-bedroom, 1.5-bathroom suite alongside a charming 2-bedroom, 1-bathroom main home, this 1954 classic is packed with potential just steps from the scenic Gorge Waterway. The primary residence retains its original mid-century warmth, highlighted by classic coved ceilings, while the overall layout gives you endless flexibility to live in one unit and rent the other, run a short-term rental, integrate the suite back in to keep a cozy bachelor, or seamlessly restore the entire property into a sprawling single-family home. Complete with a massive expansion-ready attic, a generous yard for outdoor living, and dedicated parking for your RV or boat, this is a rare gem in a prime coastal location!

similar homes nearby

property details

type
House, Single Family
bedrooms
4
bathrooms
3
living area
2,050 sq ft
lot
6,655 sq ft
parking
3
year built
1954
property tax
$5,201 / yr
days on market
3
MLS®
1053034

features

  • Rectangular

floor plans

found among the listing photos.

monthly cost

$5,406/mo
Mortgage $4,973 · Tax $433

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

estimated payment
$4,973/ monthly
loan $903,920
25-year amortization
total interest
$587,934
property transfer tax
$20,598
BC general rate
cash to close
$246,578
down + PTT
total paid
$1,491,854
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
$2,470/mo
your cost after the suite
$3,309/mo
vs $5,581 without it

Costs: mortgage $4,973 · tax $433 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 2-bedroom in Saanich: CMHC's average there ($2,104) raised by what new tenants pay against everyone in the Victoria area, then down 1.9% 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 Craigflower Elementaryhomes in this catchment

    700 m away · 2766 Admirals Rd, Victoria · 250-384-8157

  • Middle Shoreline Community Middlehomes in this catchment

    1.1 km away · 2750 Shoreline Dr, Victoria · 250-386-8367

  • Secondary Spectrum Community Schoolhomes in this catchment

    1.2 km away · 957 Burnside Rd W, Victoria · 250-479-8271

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
Cheri Crause
Royal LePage Coast Capital - Oak Bay
call Cheri · 250-592-4422
Powered by: REALTOR.ca
▶ virtual tour

location

Gorge, SaanichGoogle Maps ↗

property tax by year

yearassessedest. tax
2026$1,000,000$5,201

The listing shows $5,201 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
-3.3%
median, 57 houses sold
listed now
42 days
median for 282 houses for sale; this one 3 days

Houses 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.

430 Gorge Rd W, Saanich
House
$1,200,000
23% less per sq ft
430 Gorge Rd W
Gorge, Saanich115 days on market
listed by Royal LePage Nanaimo Realty (NanIsHwyN)
3262,658 sq ft
MLS® 1042546
3023 Donald St, Saanich
House
$1,249,000
3023 Donald St
Gorge, Saanich1 day on market
listed by RE/MAX Camosun
544
741 Cowper St, Saanich
House
$1,364,900
741 Cowper St
Gorge, Saanich2 days on market
listed by Engel & Volkers Vancouver Island
332
367 Vincent Ave, Saanich
House
$888,000
367 Vincent Ave
Gorge, Saanich52 days on market
listed by Sutton Group West Coast Realty
22
81 Logan Ave, Saanich
House
$999,000
81 Logan Ave
Gorge, Saanich4 days on market
listed by Coldwell Banker Oceanside Real Estate
326
745 Middleton St, Saanich
House
$1,250,000
745 Middleton St
Gorge, Saanich10 days on market
listed by Royal LePage Coast Capital - Westshore
33
2,694 sq ft
MLS® 1053097
2,425 sq ft
MLS® 1053338
3
1,489 sq ft
MLS® 1048955
2,142 sq ft
MLS® 1053073
2,417 sq ft
MLS® 1052694

location

lot outline: 621 m² (6,684 sq ft) · PID 006-038-883. from ParcelMap BC; property lines are approximate, a survey is the legal boundary.

Gorge, SaanichGoogle Maps ↗
Drive times
  • Craigflower Elementary2 min
  • Victoria General Hospital8 min
  • Reynolds Secondary9 min
  • Downtown Victoria12 min
  • Camosun College - Interurban Campus12 min
  • YYJ airport29 min
51

Walkability 51/100 · Somewhat walkable: some errands on foot

Within a 10 minute walk: 9 parks and playgrounds, 28 transit stops.

mihom score from OpenStreetMap places, by straight line distance.