Find a home in Victoria: 3 expert tips for first-time buyers
Tom has worked with dozens of first-time buyers, and they appreciate his matter-of-fact humour, savvy strategies, and efficient approach. After taking Tom’s advice, first-time home buyers looking to find a home in Victoria can relax and enjoy more ease— and ultimately, a successful purchase. Here are three expert tips from Tom for new investors who want to avoid disappointment and maximize buying power.
Tip one: get pre-approved by a bank or mortgage broker
“You can go online and plug a few numbers into a website and think you’re pre-approved and know what you can afford,” Tom says. This, unfortunately, is a hazy mirage, and not reality. “What you have entered online is ‘fluffy data,’ but when you go into a bank and get a real approval, the bank pulls your credit bureau history.”
Even when we think we are being thoroughly transparent, It’s easy to forget all the ways we may be carrying debt and liability, Tom says. “But every nickel you owe is there on your credit bureau. If you had a poor rating in university, it shows up. Unless you’ve had your credit bureau pulled, you can’t really be pre-approved, or know what you can afford.”
Know your “real number” before you go shopping to find a home in Victoria
Tom often connects his first-time buyers to a trusted mortgage broker who can provide an accurate pre-approval number. Otherwise, many first-time buyers with a “fluffy” online pre-approval start looking at properties they think they can afford. Then, when they find something they love, they get excited. Sometimes, they may go all the way to an accepted offer before the bank tells them they don’t qualify for the financing. “This wastes everybody’s time, and is embarrassing and disappointing,” says Tom.
“You need to have the real number when you’re shopping, and the only way to get that number is with a mortgage broker or a bank. These professionals go all the way, they do the deep dive, then apply the mortgage ‘stress test.’ If you don’t do this first, you’ll constantly frustrate yourself, and fixate on the home you wanted but can’t afford. When you focus on what you can afford, then you’ll succeed.”
Adjust your expectations to find a home in Victoria
Any first-time buyer in Victoria is probably experiencing sticker shock. There may be a sobering realization that the Victoria home you’ve been saving for might not be possible as a first purchase. “You may have thought you were saving for a house,” Tom says, “but now it’ might have to be a condo or townhouse.”
Tom says savvy investors understand that buying well, at any level, is a wise move. “And that first home just has to be functional, and sellable. It doesn’t have to be your last place.” Then, when you go to sell and move up, “you’ll need the ‘wow’ factor,” Tom advises. “Whatever size first home you buy, make sure you are saying ‘wow’ more than ‘ew.’” And if you can’t find even a condo in Victoria you can afford? “You can get into a mobile home situation as a first purchase, spend $250,000, and at least you are in the market. You’ll always be able to sell a manufactured home.”
Tip two: aim high in buyer’s market; aim low in seller’s market
When it’s a buyer’s market, prices are falling, and properties are taking longer to sell. Tom advises his first-time buyers to shop within their pre-approved budget, but look for signs that a property is lingering on the market. “You can shop 10% above your ceiling,” he explains. In a seller’s market, however, “you need to be careful, and aim 10% below your absolute ceiling.” For the summer of 2022, Tom says indications are that Victoria is shifting to a buyer’s market.
One way to qualify for a larger home is to go a little bit farther “out” from the downtown core of Victoria. “Your money always goes farther in the western communities,” Tom advises. Heading out to look in Langford or Colwood can bring the purchase price down considerably. “Sooke is even less expensive— but it’s a more significant commute.” All these factors are important to consider, Tom says. Sometimes, accepting a longer commute could be the wisest choice. Other times, a smaller home right in Victoria is your best bet.
Tip three: don’t get emotionally attached
First-time home buyers are often stressed and emotional when they think they’ve found the “perfect place” — and then don’t get it. Tom helps everyone stay grounded, and keep looking ahead. “It’s very rare that a property for first-time buyers is truly ‘one of a kind,’” Tom counsels. “I tell buyers to just be patient, and know that if you miss something, something just like it or very similar is not far away.”
It sounds a little like dating advice, Tom laughs. But he warns his clients not to become too emotionally attached to any particular property. “Buying a house, especially for first-time buyers, is like getting into a relationship. You are sometimes blind to the obvious pitfalls because you’re so attached to the rosy outcome. My job is to take those rose-coloured glasses off, and keep you grounded.”
He offers the same advice about dips in property values, too. “Don’t get into a situation where you’re looking at your home as anything but a long-term investment,” he says. “You won’t lose money if you can ride it out over a couple of years.”
-
395 St. Charles St in Victoria: Vi Fairfield East Land for sale : MLS®# 1038332
395 St. Charles St Victoria V8S 3N2 
$1,595,000Residential- Status:
- Active
- MLS® Num:
- 1038332
- Bedrooms:
- 3
- Bathrooms:
- 1
- Floor Area:
- 1,182 sq. ft.
Approved 8-unit townhouse project at Chandler & St. Charles, Victoria, BC. Prime 9,200 sq ft site in South Fairfield Gonzales, steps from Salish Sea, minutes from downtown Victoria. Fully zoned and development permit-approved, ensuring a streamlined path to profitability in a high-demand market. Includes four ground-floor, single-level 1- and 2-bedroom units (650-850 sq ft) with private entrances and spacious patios, perfect for downsizers, young professionals, and small families. Also includes four two-story, 3-bedroom units (1,700-2,200 sq ft) with dramatic ceiling heights and private rooftop decks. . Near Ross Bay, Gonzales Beach, Thrifties & Hollywood Park’s tennis courts, with easy access to Oak Bay Village, Cook St Village, and downtown. Four parking spots & two Modo car-share memberships per home, blending convenience with sustainability. Tailored for Missing Middle price points, ready for execution. Land cost per Buildable is $143.31 psf or $199,375.00 per Unit. More detailsListed by Coldwell Banker Oceanside Real Estate- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
1300 Churchill Pl in Ladysmith: Du Ladysmith Single Family Residence for sale (Duncan) : MLS®# 1039648
1300 Churchill Pl Ladysmith V9G 1S7
$749,900Residential- Status:
- Active
- MLS® Num:
- 1039648
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,700 sq. ft.
Tucked behind mature cedar hedges on a private 1/3 acre corner lot, this bright, spacious home offers vaulted ceilings and skylights that fill the open-concept layout with natural light. This private garden retreat is surrounded by mature shrubs, rose bushes, a veggie garden, and a peaceful pond area. The kitchen features a breakfast bar, gas stove, and opens to the dining area with patio doors leading to the 26×12 covered deck and enclosed hot tub area for year-round enjoyment. Enjoy multiple living spaces including a cozy living room with fireplace, large family room, and separate den. The generous primary suite offers a 3pc ensuite and laundry access, while an additional bedroom and 4pc bathroom provide privacy for family or guests. Complete with an over-height garage, detached carport, garden shed, and new furnace More detailsListed by PG Direct Realty Ltd.- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
1451 Atlas Dr in Langford: La Westhills Townhouse for sale : MLS®# 1039522
1451 Atlas Dr Langford V9B 7C3
$925,000Residential- Status:
- Active
- MLS® Num:
- 1039522
- Bedrooms:
- 3
- Bathrooms:
- 3
- Floor Area:
- 2,155 sq. ft.
This is 1451 Atlas Drive, a 2024 Verity Construction built townhouse in Westhills, one of Langford’s most sought after family-friendly communities. Offering over 2,000 sq ft of thoughtfully designed living space, this 3 bedroom, 3 bathroom home delivers the perfect balance of modern comfort, flexibility, and an active West Coast lifestyle. The bright, open-concept main level is designed for both everyday living and entertaining, featuring spacious living and dining areas, contemporary finishes, and beautiful mountain views. Upstairs are 3 generous bedrooms with a relaxing primary retreat. A standout feature is the 660 sq ft lower level flex space – its versatility easily adapts to your family’s evolving needs. Steps to a playground, elementary school, and hiking and biking trails, with Langford Lake and the rec centre minutes from your door. Pet friendly and community focused, this is a fantastic opportunity to enjoy modern living in a vibrant neighbourhood. More detailsListed by LPT Realty- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
#310 1745 Leighton Rd in Victoria: Vi Jubilee Condo for sale : MLS®# 1039511
#310 1745 Leighton Rd Victoria V8R 6R6
$439,000Residential- Status:
- Active
- MLS® Num:
- 1039511
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 923 sq. ft.
This well laid-out 2 bedroom, corner unit condo is located in the steel and concrete Harrington House. This convenient location is in close proximity to downtown Victoria, UVic, Camosun College, beaches/oceanfront and within walking distance to the Royal Jubilee Hospital and the charming Oak Bay Village with it’s pubs, cafes, restaurants, shops, and nearby Oak Bay Rec Centre. This spacious condo was recently repainted and updated with vinyl plank flooring. This well maintained condo offers wonderful features: a quiet west facing balcony, and an ensuite for each bedroom. This building offers laundry on every floor, bike storage, a games room, work shop, secure underground parking and on-site manager. This is a perfect condo to call home or a wonderful investment and provides excellent value! Proudly offered at $439,000 Strata fee includes heat and hot water. More detailsListed by Pemberton Holmes Ltd.- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
3971 Cedarwood St in Saanich: SE Lambrick Park Single Family Residence for sale (Saanich East) : MLS®# 1039536
3971 Cedarwood St Saanich V8N 3N3
$1,249,000Residential- Status:
- Active
- MLS® Num:
- 1039536
- Bedrooms:
- 5
- Bathrooms:
- 4
- Floor Area:
- 2,316 sq. ft.
Discover the ultimate flexibility at 3971 Cedarwood Street, a prime revenue-generating property in the heart of Saanich. This home is thoughtfully configured into 3 separate units—perfect for an owner-occupier seeking mortgage assistance or an extended family needing independent living spaces or revenue generating investment property. Enjoy a quiet, tree-lined setting in Gordon Head with unmatched convenience. You are steps away from Lambrick Park’s recreation facilities, Shelbourne Street amenities, & top-tier schools. The location offers an effortless commute for UVic students & staff, plus easy access to local beaches. Features include ample parking, an EV charger, and high perpetual rental demand, making this an intelligent financial investment. Live comfortably in one unit while generating premium income from the others to drastically lower your monthly costs. This is a rare opportunity to secure a versatile property in a sought-after community. Call today to book your showing! More detailsListed by RE/MAX Camosun- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
#402 930 YATES St in Victoria: Vi Downtown Condo for sale : MLS®# 1038882
#402 930 YATES St Victoria V8V 4Z3
$479,000Residential- Status:
- Active
- MLS® Num:
- 1038882
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 771 sq. ft.
Have it all & have it downtown! A city centre oasis in a completely updated corner suite. This jewel of a 2bdr-2bth suite was completely redone in 2021 & no detail was overlooked. Spacious & bright, it features a luxurious new kitchen & 2 bathrooms all with new quartz countertops, cabinets, tile backsplash, hard-surface flooring, light fixtures, window coverings & blinds & new appliances. This east-facing corner suite with sizeable balcony is bright, quiet & surrounded by lush gardens & trees – it’s a city-centred haven! The building is well-maintained with a strong contingency fund in excess of $1.6M, features a large fully-equipped gym, on-site caretaker, guest suite & bike locker. Your pet is also welcome! Underground secure parking is waitlisted. Located directly across from the Market on Yates, London Drugs, shops, cafes, coffee shops, restaurants, medical clinic & a bakery – everything’s convenient! It’s only a 10 min walk to Beacon Hill Park, the Inner Harbour & less to downtown More detailsListed by Pemberton Holmes Ltd.- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
#28 4125 Interurban Rd in Saanich: SW Northridge Townhouse for sale (Saanich West) : MLS®# 1039345
#28 4125 Interurban Rd Saanich V8Z 4W8
$769,000Residential- Status:
- Active
- MLS® Num:
- 1039345
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,627 sq. ft.
Quick Possession. Spacious End Unit 2 Bed + Den in desirable Oak Glen Estates lives like a half duplex. This flexible floor plan offers large bedrooms and a full bath on each level. The vaulted entry features new hardwood flooring on the stairs and hardwood floors throughout kitchen/living/dinning room. Generous sized living spaces, updated bathrooms, den/flex space & separate laundry room. The kitchen features an island, pantry closet & stainless steel appliances-new fridge & sunny fenced patio with powered awning backing on to common parkland. New Roof, & Private front entry with perennial gardens, oversized garage with storage and additional dedicated double parking space. This pet friendly development offers a clubhouse with games room, library, guest suite, a proactive strata, available RV parking. Such a special place to call home surrounded by by nature, views of Christmas Hill yet close to shopping, amenities and schools. More detailsListed by eXp Realty- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
852 Walfred Rd in Langford: La Walfred Single Family Residence for sale : MLS®# 1039444
852 Walfred Rd Langford V9C 2P2
$1,275,000Residential- Status:
- Active
- MLS® Num:
- 1039444
- Bedrooms:
- 5
- Bathrooms:
- 3
- Floor Area:
- 2,228 sq. ft.
This is a rare opportunity to own a private 2-acre retreat in one of Canada’s fastest-growing communities. Tucked away in a peaceful, natural setting, this exceptional property offers the perfect blend of tranquility and convenience. Surrounded by lush greenery and mature trees, you’ll enjoy the ultimate sense of privacy while still being just steps from all the amenities, shopping, dining, and recreation that Langford has to offer. Whether you’re looking to create a suite below to create income revenue to help, or secure a strong long-term investment, this property checks all the boxes. Zoned RR5, the flexibility is outstanding, allowing for a variety of possibilities to bring your vision to life. Septic serviced and emptied, running well with septic inspection. Opportunities like this, offering space, privacy, and future potential in such a prime location are increasingly hard to find. If you’ve been searching for a property that offers both lifestyle and upside, this is for you! More detailsListed by RE/MAX Generation- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
#207 751 Goldstream Ave in Langford: La Langford Proper Condo for sale : MLS®# 1039515
#207 751 Goldstream Ave Langford V9B 2X4
$484,900Residential- Status:
- Active
- MLS® Num:
- 1039515
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,076 sq. ft.
OH Sun 1-3. Welcome to Metro Lotus in the heart of Goldstream Village! This spacious 2-bedroom, 2-bathroom corner unit offers outstanding value, comfort & convenience. Freshly painted throughout, including walls, ceilings & trim, the home is bright & inviting with oversized windows that fill the space with natural light. The large kitchen features granite countertops, a stylish eating bar, plenty of storage & flows seamlessly into the open living & dining areas — perfect for entertaining or everyday living. Step outside to the generous balcony, an ideal space to enjoy morning coffee or relax on warm summer evenings. The spacious primary bedroom easily accommodates a king-size bed & includes a walk-in closet along with a well-appointed ensuite featuring a soaker tub. Additional highlights include a heat pump for heating & cooling, in-suite laundry, pantry storage, a cozy fireplace & parking. Ideally located steps from shops, restaurants & all the amenities of vibrant Goldstream Village. More detailsListed by Royal LePage Coast Capital – Oak Bay- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
6912 Blanchard Rd in Sooke: Sk Broomhill Single Family Residence for sale : MLS®# 1039510
6912 Blanchard Rd Sooke V9Z 1P2
$1,089,900Residential- Status:
- Active
- MLS® Num:
- 1039510
- Bedrooms:
- 4
- Bathrooms:
- 4
- Floor Area:
- 2,879 sq. ft.
O/H Sunday June 7 2-4pm! Located in West Ridge Trails close to all of Sooke’s Town Core amenities, this beautifully crafted 3BR + media room executive style home with 1BR suite makes the ideal family property! The main living area boasts a spacious & open floor plan w/ gleaming quartz counter tops & SS appl in kitchen, cozy gas fireplace w/ built in shelving in living area & plenty of space in the dedicated dining area for family dinners & gatherings w/ access to a massive partially covered 260sf deck. Down the hall you’ll find your primary bedroom w/ w/i closet & stunning 5 piece ensuite w/ free standing tub, 2 add’l great sized bdrms, lndry room & main bath. A media room down makes the perfect escape for teens & adults alike or incorporate it easily into the 1BR suite w/ 9’ ceilings, separate laundry, high end finishes & outdoor area for extra space & rental income! W/ plenty of living space, huge yard, ample parking & storage, grow into this fantastic home for years to come! More detailsListed by Maxxam Realty Ltd.- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
#407 101 Nursery Hill Dr in View Royal: VR Six Mile Condo for sale : MLS®# 1039034
#407 101 Nursery Hill Dr View Royal V9B 1H5
$599,000Residential- Status:
- Active
- MLS® Num:
- 1039034
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 893 sq. ft.
Top floor condo! Surrounded by trees and parks – this property is special. Two bedrooms and two full baths in 893 sq feet of well designed living space. This functional layout features an open concept living-dining room with fireplace and balcony. Bright kitchen with island seating. Bedrooms are well seperated and master suite has a walk-in closet and ensuite. Enjoy the convenience of in-suite laundry, secure underground parking, same floor storage locker and the building fitness room. Two dogs or two cats welcome and no size restrictions! Located just steps from the Galloping Goose Trail and a short walk from Thetis Lake plus close proximity to major bus routes – a lovely place to call home with adventure right outside of your door step! More detailsListed by RE/MAX Camosun- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
-
7238 Indian Rd in Lake Cowichan: Du Lake Cowichan Single Family Residence for sale (Duncan) : MLS®# 1039349
7238 Indian Rd Lake Cowichan V0R 2G0
$1,350,000Residential- Status:
- Active
- MLS® Num:
- 1039349
- Bedrooms:
- 3
- Bathrooms:
- 2
- Floor Area:
- 2,269 sq. ft.
Set on a peaceful, park-like 2.8-acre property in beautiful Lake Cowichan, this exceptional package features a near-new quality-built 3-bedroom home, a dream shop, massive RV carport, detached garage/storage & extensive covered storage for vehicles, equipment & toys. All buildings are less than 9 years old & feature durable metal roofing. The home offers an open design with wood floors, a bright kitchen with island & marble countertop, dining area & living room with soaring 17’6" vaulted ceilings. The primary bedroom is on the main level, along with a beautiful covered concrete deck designed for year-round enjoyment. Upstairs are two additional bedrooms & a family room, while the lower level includes a rec room with wood stove, 3-piece bath/laundry, nearly 1,000 sq. ft. of storage & covered patio. The impressive 38’9" x 46’7" (interior) shop features 12’8" ceilings, 12′ doors, a 2-piece bath & plywood sheathing. Great opportunity & just minutes from amenities, the lake & recreation! More detailsListed by Sutton Group-West Coast Realty (Dunc)- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
