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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.

3877 Cedar Hill Cross Rd
homes for sale · Saanich · Cedar Hill
3877 Cedar Hill Cross Rd — photo 1 of 40
1 / 40
$1,270,000

3877 Cedar Hill Cross Rd

Cedar Hill, Saanich · MLS® 1053075

525

2,386 sq ft · 9,443 sq ft lot · House · Single Family · built 1954 · 3 days on market

listed by Lindsay Block-Glass, Royal LePage Coast Capital - Chatterton

realtor's description

Don't let the address fool you! Behind the fence is a beautifully updated home offering exceptional privacy and versatility in the heart of the city. Lovingly maintained by the same family for over 40 years, it offers a flexible floor plan with multiple configurations, including an in-law suite, ideal for extended family or changing needs. Step outside to a landscaped, fully fenced backyard made for relaxing and entertaining, complete with a secluded hot tub, sauna and outdoor cold shower! A detached studio with its own heat pump makes an ideal year-round office, den or creative space. Practical features include solar panels, a single-car garage and an expansive driveway for parking and storage. All this just a short walk from fantastic schools, parks, shops and everyday amenities. A rare combination of adaptable living space, impressive outdoor amenities and an incredibly convenient location! Flexible, functional and full of surprises, this is a property worth seeing in person!

similar homes nearby

property details

type
House, Single Family
bedrooms
5
bathrooms
2
living area
2,386 sq ft
lot
9,443 sq ft
parking
5
year built
1954
property tax
$5,409 / yr
days on market
3
MLS®
1053075

monthly cost

$6,040/mo
Mortgage $5,589 · Tax $451

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

estimated payment
$5,589/ monthly
loan $1,016,000
25-year amortization
total interest
$660,834
property transfer tax
$23,400
BC general rate
cash to close
$277,400
down + PTT
total paid
$1,676,834
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
$1,860/mo
your cost after the suite
$4,504/mo
vs $6,215 without it

Costs: mortgage $5,589 · tax $451 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 1-bedroom in Saanich: CMHC's average there ($1,594) 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 Braefoot Elementaryhomes in this catchment

    700 m away · 1440 Harrop Road, Victoria · 250-477-6948

  • Middle Cedar Hill Middlehomes in this catchment

    400 m away · 3910 Cedar Hill Rd, Victoria · 250-477-6945

  • Secondary Reynolds Secondaryhomes in this catchment

    1.4 km away · 3963 Borden St, Victoria · 250-479-1696

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
Lindsay Block-Glass
Royal LePage Coast Capital - Chatterton
call Lindsay · 250-477-5353
Powered by: REALTOR.ca
▶ virtual tour

location

Cedar Hill, SaanichGoogle Maps ↗

property tax by year

yearassessedest. tax
2026$1,040,000$5,409

The listing shows $5,409 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.

1395 Epsom Close, Saanich
open houseHouse
$1,299,000
10% under assessed
1395 Epsom Close
Cedar Hill, Saanich14 days on market
listed by Royal LePage Coast Capital - Chatterton
4342,539 sq ft
MLS® 1052472
1514 Shorncliffe Rd, Saanich
House
$1,294,900
1514 Shorncliffe Rd
Cedar Hill, Saanich102 days on market
listed by Pemberton Holmes Ltd.
43
U10 3907 Cedar Hill Rd, Saanich
Townhouse
$949,000
U10 3907 Cedar Hill Rd
Cedar Hill, Saanich15 days on market
listed by eXp Realty
34
U8 3907 Cedar Hill Rd, Saanich
Townhouse
$899,000
U8 3907 Cedar Hill Rd
Cedar Hill, Saanich15 days on market
listed by eXp Realty
34
13 1520 Louise Pl, Saanich
Townhouse
$1,249,900
13 1520 Louise Pl
Cedar Hill, Saanich43 days on market
listed by Pemberton Holmes Ltd.
43
6 1520 Louise Pl, Saanich
Townhouse
$989,900
6 1520 Louise Pl
Cedar Hill, Saanich43 days on market
listed by Pemberton Holmes Ltd.
33

location

lot outline: 878 m² (9,451 sq ft) · PID 005-582-776. from ParcelMap BC; property lines are approximate, a survey is the legal boundary.

Cedar Hill, SaanichGoogle Maps ↗
6
2,812 sq ft
MLS® 1043733
1
1,510 sq ft
MLS® 1052333
1
1,501 sq ft
MLS® 1052328
2
1,658 sq ft
MLS® 1049371
1
1,605 sq ft
MLS® 1049367
Drive times
  • Braefoot Elementary2 min
  • Reynolds Secondary3 min
  • University of Victoria5 min
  • Royal Jubilee Hospital10 min
  • Downtown Victoria12 min
  • YYJ airport27 min
70

Walkability 70/100 · Walkable: many errands on foot

Within a 10 minute walk: 3 places to eat or drink, 5 parks and playgrounds, 1 school, 18 transit stops.

mihom score from OpenStreetMap places, by straight line distance.