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Pemberton Holmes Ltd.

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4086 Quadra St
homes for sale · Saanich · High Quadra
4086 Quadra St — photo 1 of 40
1 / 40
$1,099,900

4086 Quadra St

High Quadra, Saanich · MLS® 1051820

642

3,373 sq ft · 8,203 sq ft lot · House · Single Family · built 1977 · 16 days on market

listed by Mark Rice, Coldwell Banker Oceanside Real Estate

realtor's description

Looking for a home that gives your family space to grow while offering serious income potential? This could be the one. Set on a corner lot in a central location, this well-designed 6-bedroom, 4-bathroom home offers an incredibly versatile layout perfect for a blended family, extended family, or buyers looking for a significant mortgage helper. The fully renovated 3-bed, 2-bath suite is a standout, offering over 1,300 sq ft of bright, comfortable living space. Featuring an updated kitchen with stainless steel appliances & eat-in island, separate entry, storage, & its own spacious layout, this is a mortgage helper you’ll actually want to live in. Upstairs, you’ll find another 3 beds, including a generous primary suite w/ a 4-piece ensuite, 4-piece main bath, dining room, kitchen, bonus family room, & a welcoming living room complete w/ a wood-burning fireplace. Steps from Christmas Hill & close to recreation, shopping, groceries, transit, & everyday amenities. Whether you need space for a growing or blended family, room for extended family, or want to offset your mortgage with a substantial rental suite, this home gives you plenty of options!

similar homes nearby

property details

type
House, Single Family
bedrooms
6
bathrooms
4
living area
3,373 sq ft
lot
8,203 sq ft
parking
2
year built
1977
property tax
$6,033 / yr
days on market
16
MLS®
1051820

features

  • Central location
  • Corner Site
  • Other

monthly cost

$5,344/mo
Mortgage $4,841 · Tax $503

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

estimated payment
$4,841/ monthly
loan $879,920
25-year amortization
total interest
$572,324
property transfer tax
$19,998
BC general rate
cash to close
$239,978
down + PTT
total paid
$1,452,244
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
$3,807/mo
vs $5,519 without it

Costs: mortgage $4,841 · tax $503 · 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 Rogers Elementaryhomes in this catchment

    700 m away · 765 Rogers Ave, Victoria · 250-727-0188

  • Middle Glanford Middlehomes in this catchment

    1.5 km away · 4140 Glanford Ave, Victoria · 250-479-7179

  • Secondary Reynolds Secondaryhomes in this catchment

    1.1 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
Mark Rice
Coldwell Banker Oceanside Real Estate
call Mark · 250-588-2339
Powered by: REALTOR.ca
▶ virtual tour

location

High Quadra, SaanichGoogle Maps ↗

property tax by year

yearassessedest. tax
2026$1,160,000$6,033

The listing shows $6,033 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.

1 921 Dale St, Saanich
open houseTownhouse
$799,900
14% less per sq ft
1 921 Dale St
High Quadra, Saanich15 days on market
listed by Pemberton Holmes Ltd.
431,677 sq ft
MLS® 1052410
32 4253 Dieppe Rd, Saanich
Townhouse
$1,039,900
32 4253 Dieppe Rd
High Quadra, Saanich14 days on market
listed by Oakwyn Realty Ltd.
34
4276 Caen Rd, Saanich
House
$1,299,900
4276 Caen Rd
High Quadra, Saanich3 days on market
listed by RE/MAX Camosun
338
703 4011 Rainbow Hill Lane, Saanich
Condo
$869,900
703 4011 Rainbow Hill Lane
High Quadra, Saanich26 days on market
listed by Coldwell Banker Oceanside Real Estate
22
13 4253 Dieppe Rd, Saanich
Townhouse
$999,900
13 4253 Dieppe Rd
High Quadra, Saanich14 days on market
listed by Oakwyn Realty Ltd.
34
19 4253 Dieppe Rd, Saanich
Townhouse
$974,900
18% less per sq ft
19 4253 Dieppe Rd
High Quadra, Saanich14 days on market
listed by Oakwyn Realty Ltd.
33
2
2,178 sq ft
MLS® 1052338
3,056 sq ft
MLS® 1052901
1
1,138 sq ft
MLS® 1051286
2
2,225 sq ft
MLS® 1052341
2
2,151 sq ft
MLS® 1052340

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 16 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.

location

lot outline: 762 m² (8,202 sq ft) · PID 002-311-232. from ParcelMap BC; property lines are approximate, a survey is the legal boundary.

High Quadra, SaanichGoogle Maps ↗
Drive times
  • Lake Hill Elementary2 min
  • Reynolds Secondary2 min
  • University of Victoria8 min
  • Victoria General Hospital9 min
  • Downtown Victoria12 min
  • YYJ airport23 min
64

Walkability 64/100 · Walkable: many errands on foot

Within a 10 minute walk: 2 grocery stores, 9 parks and playgrounds, 2 schools, 12 transit stops.

mihom score from OpenStreetMap places, by straight line distance.