Thetis Heights, Langford · MLS® 1052733
443
3,007 sq ft · 13,504 sq ft lot · House · Single Family · built 1971 · 7 days on market
listed by Ira Willey, Coldwell Banker Oceanside Real Estate
This beautifully updated 4 bedroom, 4 bath split level home sits on a large, private natural oasis within the trees, in a family oriented neighbourhood. The lot is over 13,500 sq ft on a dead end cul-de-sac, featuring valley and sunset views. You enter the open concept space with updated kitchen with island and stainless appliances overlooking the living/family area, and onto a formal dining area. From here you step onto a massive, beautifully finished entertainment deck and connect with the outdoors! Many updates including the large primary suite with full ensuite bath and walk in closet. Two more bedrooms and an office that has been a nursery is on the upper floor. Down is a flex space as a rec room or another bedroom. BONUS: legal 1 bedroom suite (over 850 sq ft), beautifully finished with private outdoor area. Enjoy hikes through Thetis Lake park, connect with this strong neighbourhood culture, and take in the Langford amenities just minutes away.
20% down at 4.44% fixed (Ratehub.ca), 25 years; tax from the listing.
Costs: mortgage $5,633 · tax $505 · insurance ~$175 · vacancy 3% · upkeep 5%.
Suite rent is today's market rent for a 1-bedroom in Langford: CMHC's average there ($1,874) 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, Sooke School District 62
500 m away · 626 Hoylake Ave, Victoria · 250-478-8348
2.6 km away · 1026 Goldstream Ave, Victoria · 250-474-1291
4.0 km away · 3041 Langford Lake Rd, Victoria · 250-478-5501
From the Sooke School District 62'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 | $1,135,000 | $6,056 |
The listing shows $6,056 a year in property tax.
Estimate: the BC Assessment value times Langford'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.
Houses in Langford, 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.
The BC Wildfire Service rates Langford's wildland urban interface as risk class 1 of 5 (the highest class). Some insurers price for wildfire, and FireSmart BC has a free home assessment guide.
Source: BC Wildfire Service, WUI risk class and fire perimeters
From public government maps, matched to the listing's map pin. Maps can be out of date or miss a lot line; confirm with the municipality.
lot outline: 1,154 m² (12,422 sq ft) · PID 000-027-006. from ParcelMap BC; property lines are approximate, a survey is the legal boundary.
Walkability 57/100 · Somewhat walkable: some errands on foot
Within a 10 minute walk: 12 parks and playgrounds, 1 school, 12 transit stops.
mihom score from OpenStreetMap places, by straight line distance.