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Pemberton Holmes Ltd.

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N312 1105 Pandora Ave
homes for sale · Victoria · Downtown
N312 1105 Pandora Ave — photo 1 of 37
1 / 37
$674,900

N312 1105 Pandora Ave

Downtown, Victoria · MLS® 1052013

221

816 sq ft · Condo · Single Family · built 2021 · listed today

listed by Chris Gill, Rennie & Associates Realty Ltd.

realtor's description

A rare SOUTH-facing true 2 bed/2 bath at The Wade, where sunlight fills every room and views of fruit trees and landscaped gardens offer a peaceful retreat downtown. Both bedrooms are fully enclosed, each with double windows. The split-bedroom design places the open kitchen, dining and living space between them, balancing connection and privacy. Fisher & Paykel appliances, a gas cooktop, double-drawer dishwasher and concrete counters anchor the kitchen, while heated bathroom floors, radiant heat, filtered air, wool carpets, high ceilings, walk-in closets, vented dryer and generous storage bring everyday comfort. A balcony with gas, water and power extends the living space outdoors. The secure steel-and-concrete building offers parking, a storage locker, bike rooms and wash station, a private rooftop garden plot and a well-managed strata. Approx. five years of new-home warranty coverage remain. Cafés, shops, schools, daycares, recreation, cycling routes and transit are steps away.

similar homes nearby

all units at The Wade →

property details

type
Condo, Single Family
bedrooms
2
bathrooms
2
living area
816 sq ft
parking
1
year built
2021
property tax
$3,383 / yr
strata fee
$561 / mo ($0.69 / sq ft)
strata rules
Pets Allowed
days on market
0
MLS®
1052013

features

  • Central location
  • Southern exposure
  • Other
  • Family Oriented
  • Pets Allowed
  • Washer

floor plans

found among the listing photos.

monthly cost

$3,813/mo
Mortgage $2,970 · Tax $282 · Strata $561

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

estimated payment
$2,970/ monthly
loan $539,920
25-year amortization
total interest
$351,178
property transfer tax
$11,498
BC general rate
cash to close
$146,478
down + PTT
total paid
$891,098
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

rent
$2,190/mo
after all costs
−$1,833/mo
cap rate
2.0%
yearly net rent ÷ price

Costs: mortgage $2,970 · tax $282 · strata $561 · insurance ~$35 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 2-bedroom in Fort St., Victoria: CMHC's average there ($1,868) 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 George Jay Elementaryhomes in this catchment

    700 m away · 1118 Princess Ave, Victoria · 250-385-3381

  • Middle Central Middlehomes in this catchment

    500 m away · 1280 Fort St, Victoria · 250-386-3591

  • Secondary Victoria Highhomes in this catchment

    500 m 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
Chris Gill
Rennie & Associates Realty Ltd.
contact the listing agent
Powered by: REALTOR.ca
▶ virtual tour

location

Downtown, VictoriaGoogle Maps ↗

property tax by year

yearassessedest. tax
2026$594,400$3,362
2025$612,400$3,187

Estimated tax up 5.5% from 2025 to 2026.

The listing shows $3,383 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

    350 m away · 2025 · under review · 1802 Cook Street

    The City is considering a Rezoning application to allow for a Storefront Cannabis Retailer use.

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, 72 condos sold
listed now
43 days
median for 346 condos for sale; this one listed today

Condos 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.

703 848 Yates St, Victoria
Condo
$669,900
703 848 Yates St
Downtown, Victoria1 day on market
listed by Royal LePage Coast Capital - Westshore
221857 sq ft
MLS® 1053173
416 770 Fisgard St, Victoria
open houseCondo
$599,000
416 770 Fisgard St
Downtown, Victoria3 days on market
listed by Sotheby's International Realty Canada
22
505 1030 Yates St, Victoria
Condo
$725,000
505 1030 Yates St
Downtown, Victoria38 days on market
listed by Macdonald Realty Victoria
23
N305 737 Humboldt St, Victoria
Condo
$600,000
N305 737 Humboldt St
Downtown, Victoria21 days on market
listed by RE/MAX Camosun
11
1204 760 Johnson St, Victoria
Condo
$540,000
1204 760 Johnson St
Downtown, Victoria47 days on market
listed by Royal LePage Coast Capital - Oak Bay
21
S409 737 Humboldt St, Victoria
Condo
$739,000
S409 737 Humboldt St
Downtown, Victoria107 days on market
listed by RE/MAX Camosun
22
1
959 sq ft
MLS® 1052990
1
1,347 sq ft
MLS® 1050470
1
624 sq ft
MLS® 1051860
1
722 sq ft
MLS® 1049393
1
896 sq ft
MLS® 1043229

location

the building's lot: 4,031 m² (43,389 sq ft) · PID 031-300-499. from ParcelMap BC; property lines are approximate, a survey is the legal boundary.

Downtown, VictoriaGoogle Maps ↗
Drive times
  • École George Jay Elementary3 min
  • Victoria High3 min
  • Heritage Community College4 min
  • Downtown Victoria5 min
  • Royal Jubilee Hospital6 min
  • YYJ airport32 min
99

Walkability 99/100 · Very walkable: most errands on foot

Within a 10 minute walk: 3 grocery stores, 36 places to eat or drink, 9 cafes, 15 parks and playgrounds, 4 schools, 4 pharmacies, 44 transit stops.

mihom score from OpenStreetMap places, by straight line distance.