629 replies to this topic

[Mike K.]

Is there an automobile ferry to Savory Island? I don’t think there is.

[Victoria Watcher]

No.  There is a barge that can take cars I guess.   No electricity on the island I guess.

[Victoria Watcher]

$325,000

 

 

The hydro shed even has a lofted area for you to stay in while visiting or constructing your home! 

 

 

 

LT 1 North Rd
Gabriola Island, British Columbia V0R1X7

 

 

1 Acre of prime land with drilled well and hydro shed in place! Come make Gabriola Island your new get-away Gulf Island Home! Located near the south end of Gabriola and close to Silva Bay Marina opportunity awaits. The lot has been selectively cleared and is ready for you to bring you build plans and construct your dream home! The hydro shed even has a lofted area for you to stay in while visiting or constructing your home! RV Trailer to be included with the sale, but milled lumber is being excluded. Gabriola Island is accessible by our 2 new ferries with service from Nanaimo and Seaplane access from YVR. Verify all data and measurements if deemed important. 

 

https://www.realtor....gabriola-island

 

 

Looks like they got my room size memo.  The sleeping shack appears to be under 75 sq. ft.

[Victoria Watcher]

 

I don't know.  It's a big property.  In the middle of nowhere.

 

 

 

 

$1,999,999

 

Rem 9 Goldstream Heights Dr
Shawnigan Lake, British Columbia V0R2W3

 

https://www.realtor....-lake-shawnigan

Edited by Victoria Watcher, 23 January 2023 - 02:45 PM.

[Victoria Watcher]

$1,799,900

 

 

976 Dunford Ave
Langford, British Columbia V9B2S3

 

Vacant Development Property in Central Langford. The 7,800+ sqft lot is completely vacant and rezoning has already been completed to MU2 (Mixed Use Residential Commercial Zone). Situated in central Langford and within the City Centre Development Permit Area according to the Langford OCP. Provides easy access to Trans Canada Highway and close to all amenities/walking distance to downtown Lanford.

 

Ideal location for condo building that could have enough space for up to 40 units. 

 

 

 

 

 

 

 

 

40 units eh?  That's gonna be tall/skinny.  The lot is only 69 x 115.

 

But they have worked out two (maybe 4?  Hard to tell how many required) levels of underground parking plus 6 floors of apartments here:

 

https://www.dropbox....o Pack.pdf?dl=0

Edited by Victoria Watcher, 26 January 2023 - 01:46 AM.

[Victoria Watcher]

So somebody here went to all the effort of getting this site ready, but does not want to build houses.  This listing fails to tell us exactly where it is.

 

 

 

 

 

$4,250,000

 

Developers & Builders - 10 lot bare land strata subdivision nearing registration offered for sale to savvy developers or builders. Offered as a single package, with an overall site size of 32652 sq feet, with lots ranging from 2152 sq feet to 4305 sq feet. Shovel ready upon registration, services are in, road is in, curb and gutter is in, this site offers flat, level lots with easy access. Located in an excellent residential neighbourhood in Langford, close to major transportation routes and all amenities. Information package available to qualified buyers.

 

https://www.realtor....gford-mill-hill

 

 

 

 

 

 

 

 

This photo might help you figure out the location:

 

Edited by Victoria Watcher, 26 January 2023 - 09:11 PM.

[Mike K.]

It must be nice having Victoria residents paying for Langford’s subdivisions.

[IPH]

2152 sq feet to 4305 sq feet?  Those are some tiny lots!  small lot subdivision in Victoria requires minimum of 3000 ft2.  I though the benefit of going all the way out to the suburbs was more land with an actual yard for kids to play in!  

[Victoria Watcher]

It looks like there are around 14 parking spaces already allocated.  Are these houses to have no driveways maybe?

Edited by Victoria Watcher, 27 January 2023 - 08:46 AM.

[Mike K.]

Sounds to me like this is a townhome development with the potential for one or two larger lots. That’s the majority of what’s being built in that neighbourbood.

[Victoria Watcher]

Sounds to me like this is a townhome development with the potential for one or two larger lots. That’s the majority of what’s being built in that neighbourbood.

 

Oh I don't think so, the lots have been independently serviced.

 

10 lot bare land strata subdivision nearing registration

 

Edited by Victoria Watcher, 27 January 2023 - 08:59 AM.

[Mike K.]

That’s ok too, that can still work with townhomes.

But at that price it’s a bit tight. Townhomes might be the only practical way forward here, to reduce costs.

[Victoria Watcher]

That’s ok too, that can still work with townhomes.

 

Fee simple attached townhomes?   Didn't we learn recently learn that was possible here but it was problematic dues to something or other with our property registration in BC?

 

 

 

 

 

As Geller recalled in a background paper about the subject, Cowie had a difficult time getting approval from the city. In the end, he had to build two separate walls for each home, with space between them.

He said that “city lawyers refused to allow the required party wall agreement to be registered on title, since they questioned whether the provincial legislation allowed the agreement to ‘run with the land’ in perpetuity”.

(A party wall agreement is an agreement between two owners that neither will ever knock down their shared supporting wall.)

Cowie died in 2009, before his project, consisting of three units, was completed the following year.

 

https://www.straight...imple-rowhouses

 

 

 

 

It's done in the rest of the country all the time but we have an oddity here.

 

 

 

 

 

While most new row house developments in British Columbia are condominiums, there are new developments with individually owned attached row houses. But not many. In fact, within the last 50 years, only three fee-simple row houses have been built in Vancouver.

 

https://vancouversun.com/homes/opinion

 

While the upfront cost of fee-simple row houses may be higher, ongoing operating costs are generally lower since there are no monthly strata fees. Moreover, each homeowner has greater control over the maintenance of their home. They can decide when to replace the roof rather than leave it up to a strata council with different priorities. And, of course, there is no strata council to complain about the size of your dog or whether you planted the wrong type of flowers in front of your home.

Edited by Victoria Watcher, 27 January 2023 - 09:24 AM.

[Mike K.]

Oh I wouldn’t get too caught up in that. The subdivision as originally planned may no longer be feasible. But townhomes would be. At the asking price, though, it could be tough to do SFDs with such small lots.

The future owner can apply for a different approach.

[Victoria Watcher]

Oh I wouldn’t get too caught up in that. The subdivision as originally planned may no longer be feasible. But townhomes would be. At the asking price, though, it could be tough to do SFDs with such small lots.

The future owner can apply for a different approach.

 

Yes, likely true.  For some reason or another the land owner isn't going ahead with building.  

[Mike K.]

Attention developers & investors - VIC WEST LAND ASSEMBLY! The site is comprised of two legal lots totalling almost 11,000 sf with access from Edward, Mary & Bella. The proposed 3-level townhouse development has been received by the city, gone through public comment and is now awaiting rezoning.





This highly sought after neighbourhood is experiencing rapid growth and with the site situated adjacent to the Catherine at Edward Small Urban Village this creates a unique opportunity for densification. Just around the corner, a new 4-storey development by Aryze has recently been approved by the city. Ideally located in a well established amenity-rich community, this development would be perfect for all. Downtown is reachable by bike in just 6 mins, transit in 10 mins or on foot in 20 mins! Also nearby is the Market Garden, Bamfield Park, Frye’s Bakery, Boom + Batten, Westside Village & much more! There are two structures on the property, both of which have revenue to mitigate carrying costs.

$3,500,000


805-811 Mary St

https://www.realtor....a-victoria-west

Now listed for $2.6M.

If it has gone through public comment, why is the rezoning still not in hand? The new listing also says it’s awaiting rezoning.

[IPH]

Oh I wouldn’t get too caught up in that. The subdivision as originally planned may no longer be feasible. But townhomes would be. At the asking price, though, it could be tough to do SFDs with such small lots.

The future owner can apply for a different approach.

I'm not sure a developer can make townhouses work with land cost at $425K per door.  Even if they are only 1,000 ft2 units the total costs would be in the order of $1m once you add hard costs of $450/ft2 as well as all the soft and carrying cost.   

[Mike K.]

I suspect they can squeeze more townhomes onto that land than SFDs, and with the infrastructure already completed that work is priced in. The question is, will the new Langford permit more density there.

[Victoria Watcher]

True. Soft costs there are done except detailed design.

[IPH]

I suspect they can squeeze more townhomes onto that land than SFDs, and with the infrastructure already completed that work is priced in. The question is, will the new Langford permit more density there.

You can always squeeze more density onto the land, but the current 10 lot layout probably doesn't work for a more dense development.   Not positive about Langford but most municipality's don't allow separate titles to shared laterals for DW, SS, or SD and they also require that Hydro, TELUS, Shaw etc. be installed underground.   If the lots are free hold then you probably have to dig up all the infrastructure to move the new road and/or put in more services. If you go strata then you would also have to dig everything up to put in one larger service to a central location. 

 

As you noted, Langford may not allow more density than the 10 lots that it likely just recently approved. The ad says the subdivision is nearing registration. If that gets registered before it sells, you would have to reconsolidate the lots and then rezone it again if the zoning doesn't allow more density.  Rezoning it again could add a lot of soft costs including: design costs, application fees, public hearing fees, DCC's etc. 

 

That all takes time.  Given the new council's views on density and current interest rates, I wouldn't pay/carry $4.25M for long unless I was confident of a substantial increase in density.