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http://www.islandpropertysales.ca/

Island Property Sales, Vancouver Island, B.C. EXP Realty, 301-3450 Uptown Boulevard, Victoria, BC (2026)

10/14/2025

Please feel free to reach out with your real estate questions or for a complimentary market evaluation of your home.
Whether one is selling their home or looking to purchase a new one, Richard takes pride in providing exceptional service to clients by guiding them through the process, step-by-step, with constant communication and updates. He understands that listening to a client’s needs is just as important as providing guidance; after all, buying or selling a home is one of life’s most important decisions, and hard work and client care are foundational to ensuring that suitable choices are made every step of the way.
Having been involved in sales and negotiations the majority of his life, he also stays abreast of contemporary real estate legalities and current market conditions, and is committed to providing you with a positive, rewarding experience when buying your next home.
Richard has lived and worked in Victoria the majority of his life, watching it grow and evolve into the vibrant West Coast city it has become. He has a passion for Vancouver Island and its natural splendour, and values the relationships he makes here. This truly is one of the best places in the world to call home, and you can rely on Richard’s combination of passion, experience, and integrity to help guide you on the journey to finding your own perfect Victoria or Vancouver Island property.

08/15/2025

1547 The Bell, Nanoose Bay, BC
Beautiful Beachcomber Family Home on a Quiet, Private No-Through Street This MUST-SEE luxury retreat offers the perfect blend of coastal charm and modern comfort in the sought-after neighbourhood. Just 15 minutes to Nanaimo and 10 to Parksville, enjoy peaceful seaside living with city conveniences close by. Set on a quiet no-through street, this spacious home is a short stroll to the beach, oceanside park, marina, golf course, and a nearby wellness center — perfect for an active, relaxed lifestyle. Take in ocean views and beautiful sunrise and sunsets from this well-maintained home with room for families, guests, or hobbies. The layout includes: 3 bedrooms on the main level 2 family rooms, den with Murphy bed, and a workshop on the lower level — ideal for multigenerational living or a home office The open-concept main floor is full of natural light from skylights and features: A grand kitchen with concrete countertops, large island, and wood-look laminate flooring A generous dining area and cozy wood stove insert with white mantle — perfect for winter evenings A primary suite with walk-in closet and spa-like ensuite with soaker tub and separate shower Pride of ownership is evident throughout, with recent upgrades including: State-of-the-art septic system High-efficiency heat pump with ceiling-mounted outlets Updated electrical, all new fixtures & dimmers New roof, paint (interior & exterior), carpet, and hot water tank Newer appliances Cedar fencing, custom wood storage with barn doors Custom gazebo with therapeutic hot tub Low-maintenance landscaping Additional features: central vacuum, built-in speaker system, and ample storage. This is a rare opportunity to own a home in one of the area's most desirable seaside communities. Quiet, spacious, and full of character — this Beachcomber gem has it all. Offered at $1,249,000. Contact Richard Ogden @ 250-818-4296 for more information. (29723752)
Open Houses

08/06/2025

Just Sold – Represented the Buyers
Thrilled to have helped my clients secure this spectacular southwest-facing oceanfront masterpiece in Sooke!

Set on a private .83-acre lot with direct beach access, this award-winning home was designed by the late architect Jim Merrill and showcases the perfect blend of modern design and West Coast charm. Spanning 3,633 sq ft with 3 bedrooms and 3 bathrooms, the home features custom maple and rosewood cabinetry, a Sub-Zero fridge, and First Nations influences by artist Carey Newman thoughtfully woven throughout the space.

Soaring floor-to-ceiling windows flood the home with light and capture uninterrupted ocean views. The luxurious primary suite offers a fireplace, cedar-lined walk-in closets, a steam shower, and soaker tub. Expansive decks provide the ideal setting for sunset watching, wildlife viewing, and enjoying the tranquility of this exceptional setting.

Congratulations to my wonderful clients on their new oceanfront retreat!

08/06/2025

OPEN HOUSE Saturday August 9, 2025 1-3pm. 1150 McClure Street, Cook St. Village. Welcome to a Thoughtfully Reimagined Legacy Home Situated in one of the area's most desirable and established neighborhoods, this exceptional custom-built residence is a seamless blend of timeless character and modern luxury. Inspired by the original 1908 home that once stood on this site, the current owners worked closely with Villamar’s design team to create a home that honors its historic charm while delivering the advantages of new construction. Completed in 2020 and recipient of a local heritage award, this stunning 7-bedroom, 5-bathroom home offers nearly 4,900 sq ft of beautifully finished living space, including TWO fully self-contained LEGAL SUITES—ideal for multigenerational living, guest accommodation, or steady rental income. Thoughtfully rebuilt within the original footprint, the home meets current BC Building Code and zoning standards. A successful rezoning process allowed for layout improvements, energy efficiency upgrades, and enhanced functionality. Inside, you'll find high-end custom finishes, exceptional craftsmanship, and character-rich details throughout. Expansive covered outdoor living areas provide year-round comfort, and the landscaped yard offers a relaxing retreat with mature fruit trees. Located on a quiet, tree-lined street close to parks, schools, and everyday amenities. Highlights: 7 bedrooms | 5 bathrooms Approx. 4,900 sq ft of total living space Two legal suites generating strong rental income Custom-built with high-end finishing Heritage-inspired exterior with modern interiors Built in 2020 to code and energy-efficient standards Heritage award-winning design Covered outdoor sitting areas and mature fruit trees This is a rare opportunity to own a character-rich home that combines beauty, flexibility, and lasting value. Offered at $3,155,000

05/04/2022

DUNCAN TOWNHOME NEW LISTING, $421,000
34-3025 Cowichan Lake Road.
MLS # 901877

This tastefully updated spacious two bedroom two bathroom townhome is ideal for the first time home buyer, family or someone looking to downsize. With an updated electrical panel, new lighting, new baseboard heaters, updated bathrooms, new flooring, paint, new laundry, recent hot water tank, new doors and hardware, this home is a must see. Generously oversized bedroom's offer ample closet space. In unit amenities include storage, laundry, a private patio and a cozy wood burning fireplace. Pets, bbq's and some rentals are allowed, providing an excellent investment potential. The complex includes two parking spots for the unit , visitor parking and shared space including a playground for residents.This townhouse is within walking distance to town, schools, shopping, hospital & all amenities. Take advantage of both low strata fees and property taxes. Priced to sell, act now. Contact Richard Ogden @ 250-818-4296 for more information.

04/07/2022

412-90 Regatta Landing, Victoria. $559,000

MLS # 889209

Spacious top floor one bedroom one bathroom condo in the Railyards. Enjoy this southern facing home with 11 foot high vaulted ceilings encompassing floor to ceiling windows for plenty on natural light. Recent updates include high quality vinyl plank flooring for durability, new Bosch and Samsung appliances and fresh paint. There is underground secured parking and an oversized storage locker for your convenience. Take advantage of a well maintained building with low strata fees and property taxes. Ideally located next to the Galloping Goose Trail and the Selkirk Trestle for effortless access to the city core or towards Saanich. Kayakers, paddle boarders and cyclists rejoice, when you're ready for adventure, its all at your doorstep. Easy walking distance to amenities, including groceries, pharmacy, restaurants, coffee and a gym to name a few. All of this within a stones throw of the city, all while enjoying safety, solitude and privacy. Act now this won't last long.

09/08/2021

SHAWNIGAN LAKE HOME FOR SALE

This private oasis incorporates almost a 1/3 acre backing onto lush green space. Located at the end of a quiet cul-de-sac in Shawnigan Beach Estates this home is sure to please. With over 2200 sq/feet of living space accessed through a split level entry it provides ample main level living with a 4th bedroom, enormous den/family room downstairs and additional space for further development (5th bedroom?). Enjoy a glass of wine on the large rear deck or as summer closes in embrace the warmth and ambiance of the heatilator wood burning fireplace on the main level or rejoice with a warm evening in with the efficient propane stove located in the lower level. The R-3 Zoning allows for an accessory building enabling the option of a shop or artist studio in the backyard (buyer to satisfy own zoning requirements). Located within easy access of Shawnigan Lake, hiking trails, biking, wineries and endless activities this is a great opportunity to be one with the nature. Only 35 minutes to Langford, 25 minutes to Duncan and just over 10 minutes to shopping in Mill Bay. This is a rare opportunity to enjoy an affordable family home in todays market. Don't hesitate call Richard Ogden, eXp Realty at 250-818-4296 today. $689,900

09/08/2021

AUGUST MARKET STATS

Victoria housing market continues to adapt to long-term lack of supply
A total of 831 properties sold in the Victoria Real Estate Board region this August, 15.1 per cent fewer than the 979 properties sold in August 2020 and 0.5 per cent fewer than the previous month of July. Condominium sales were up 31.7 per cent from August 2020 with 345 units sold. 21.5 per cent more condominiums sold in August 2021 than in the previous month of July. Sales of single family homes were down 29.9 per cent from August 2020 with 357 sold. 9.8 per cent fewer single family homes sold in August 2021 than in the previous month of July.
"Year over year numbers might indicate a slowing of our market, but there are two important factors to
consider," said Victoria Real Estate Board President David Langlois. "The first is that our market is starved for inventory. It should come as no surprise that with half the available inventory of last August we sold fewer homes this August. Without the significant lack of inventory we’re experiencing, sales would most certainly have been comparable to, if not greater than, last August. The second factor is that the previous ten-year running average for sales in the month of August is 675 properties, so with 831 properties changing hands this August, it is clear that our market remains very robust and that lack of supply is the biggest issue impacting attainability for our community.”
There were 1,120 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of August 2021, 56.7 per cent fewer properties than the 2,584 available at the end of August 2020 and 11.8 per cent fewer than the 1,270 active listings for sale at the end of July 2021.
The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in August 2020 was $889,800. The benchmark value for the same home in August 2021 increased by 22.4 per cent to $1,089,400, a 0.7 per cent increase from the previous month of July. The MLS® HPI benchmark value for a condominium in the Victoria Core in August 2020 was $483,400, while the benchmark value for the same condominium in August 2021 was $540,600, an 11.8 per cent increase.
“The federal election will focus on each party’s proposed policies and programs for housing,'' added Langlois. "The primary issue for housing attainability has been and remains one of supply. While increasing a consumer's ability to pay through tax free savings accounts, extended mortgage terms, or altering stress test provisions may assist some buyers to obtain housing, it will do nothing to slow the price appreciation that the systemic lack of housing supply continues to fuel. Specific commitments such as incentivising municipalities with infrastructure grants for density improvements, increasing on-campus housing, supporting co-op and leasehold developments and utilizing surplus federal lands to directly add to housing stock can all provide a path to more supply. Debates about bidding processes and foreign buyers do not offer material solutions to improve supply nor the attainability of housing. The municipal, provincial and federal governments’ failure to support real growth and diversity in housing stocks has created the market conditions we find ourselves in today. Housing policy matters and we hope that all voters consider what each party proposes and the potential impact to our market."

09/08/2021

JULY MARKET STATS

Victoria housing inventory continues to decline over summer months
A total of 835 properties sold in the Victoria Real Estate Board region this July, 14.7 per cent fewer than the 979 properties sold in July 2020 and 11.4 per cent fewer than the previous month of June. Condominium sales were up 18.8 per cent from July 2020 with 284 units sold. 16 per cent fewer condominiums sold in July 2021 than in the previous month of June. Sales of single family homes were down 29.2 per cent from July 2020 with 396 sold. 10 per cent fewer single family homes sold in July 2021 than in the previous month of June.
“The real estate story right now continues to be inventory,” said Victoria Real Estate Board President David Langlois. “The market is driven by inventory; and fewer home listings lead to fewer home sales. In that context, these numbers do not reflect a downturn in our market but reveal sales falling due to this continued trend of low inventory.”
There were 1,270 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of July 2021, 52.1 per cent fewer properties than the 2,653 available at the end of July 2020 and 7.6 per cent fewer than the 1,375 active listings for sale at the end of June 2021.
The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in July 2020 was $909,900. The benchmark value for the same home in July 2021 increased by 18.9 per cent to $1,082,000, a 1.7 per cent increase from the previous month of June. The MLS® HPI benchmark value for a condominium in the Victoria Core in July 2020 was $494,900, while the benchmark value for the same condominium in July 2021 was $535,100, an 8.1 per cent increase.
“As a sort of housing gridlock continues to develop, the pressure to create more of all different types of homes in our community of should not be lessened,” added Langlois. “It is important for the long term health of our housing market that a strong focus continue on developing new homes to meet our growing demand. The current market is increasingly challenging for buyers and sellers. It’s important to access the expertise and knowledge of your local REALTOR® to ensure your interests are protected.JUL

09/08/2021

JUNE MARKET STATS

Low inventory and strong demand continue in Victoria real estate market
A total of 942 properties sold in the Victoria Real Estate Board region this June, 16.6 per cent more than the 808 properties sold in June 2020, but 10.2 per cent fewer than the previous month of May. Condominium sales were up 61.7 per cent from June 2020 with 338 units sold. 4 per cent more condominiums sold in June 2021 than in the previous month of May. Sales of single family homes were down 4.3 per cent from June 2020 with 440 sold. 18.1 per cent fewer single family homes sold in June 2021 than in the previous month of May.
“We are at a point now where we can look at yearly comparisons with a new lens,” said Victoria Real Estate Board President David Langlois. “In recent months we have been unable to glean anything by comparing year over year numbers because of the sudden and unexpected impact of the pandemic on the 2020 market. But June last year was when the market started its reacceleration. Buyers came back into the market in droves even though listings were restrained compared to long term averages.”
There were 1,375 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of June 2021, 49 per cent fewer properties than the 2,698 available at the end of June 2020 and 5.2 per cent fewer than the 1,450 active listings for sale at the end of May 2021.
The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in June 2020 was $896,700. The benchmark value for the same home in June 2021 increased by 18.6 per cent to $1,063,500, a 2.6 per cent increase from the previous month of May. The MLS® HPI benchmark value for a condominium in the Victoria Core in June 2020 was $490,400, while the benchmark value for the same condominium in June 2021 was $531,100, an 8.3 per cent increase.
“We see now even more sales activity than the return to the market we saw last year,” added Langlois. “And our inventory is much more restricted, with more than thirteen hundred fewer listings for sale than the year previous. We can see the strong impact this shrinking supply has had on year over year prices. There are many factors we need to watch while this summer’s market unfolds, including the change in borrowing rules that may impact first time buyers, declining levels of inventory and demand from outside of the province as tourism and travel reopens. Speak with your REALTOR® if you’d like fresh insight into our current market.”

09/08/2021

MAY MARKET STATS

Unwavering demand reinforces need to support supply of homes
The Victoria market continued to show its strength through the month of May, with a near record setting pace for sales and ongoing record low inventory levels. A total of 1,049 properties sold in the Victoria Real Estate Board region this May, 129.5 per cent more than the 457 properties sold in May 2020, but 6 per cent fewer than the previous month of April. Sales of condominiums were up 200.9 per cent from May 2020 with 325 units sold. 1.8 per cent fewer condominiums sold in May 2021 than in the previous month of April. Sales of single family homes were up 111.4 per cent from May 2020 with 537 sold. 4.8 per cent fewer single family homes sold in May 2021 than in the previous month of April.
“Victoria is an amazing place to live and we will continue to see demand for property here,” said Victoria Real Estate Board President David Langlois. “In the future we need to support the creation of a housing market that can respond to demand and population growth and evolve with community needs. Adding inventory to the Greater Victoria market should be the focus of every municipal council across the region.”
There were 1,450 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of May 2021, 43 per cent fewer properties than the total available at the end of May 2020 and just 4 properties fewer than the 1,454 active listings for sale at the end of April 2021.
The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in May 2020 was $855,900. The benchmark value for the same home in May 2021 increased by 17 per cent to $1,036,100, a 3.9 per cent increase from the previous month of April. The MLS® HPI benchmark value for a condominium in the Victoria Core in May 2020 was $500,000, while the benchmark value for the same condominium in May 2021 was $526,000, a 5.2 per cent increase.
“Recently the City of Victoria moved to fast-track non-profit developments, which is an exciting step in the right direction,” added Langlois. “But continued attention needs to be paid on housing of all types. By supporting an increase in urban density, we can ensure attainable housing, address missing middle family housing, increase tax revenues for community amenities and protect green space by slowing sprawl. If you are concerned about attainable housing and the future of homes in Greater Victoria, consider supporting the next housing development proposal in your neighbourhood.”

Island Property Sales, Vancouver Island, B.C. EXP Realty

10/14/2025

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