Marianne Cygan : Blog : Latest Blog Posts

I have sold a property at 27 124 Cooper Rd in View Royal

Tue, 23 Jun 2026 09:11:26 GMT

I have sold a property at 27 124 Cooper Rd in View Royal on May 22, 2025. See details here

This bright centrally located home is a wonderful condo alternative and affordable housing option. Walking distance to all amenities, including the Gorge and shopping at Admirals Walk. Easy care, private yard, with mature, well-producing apple tree (the apples are delicious!). This unit is larger than it looks, features a large sunroom, bright kitchen with skylight, dining area and extra space for a desk/office. Open living room with bay windows that let in all the morning light. Laminate floors throughout. Large storage area ideal for a pantry space. Even more storage in the detached double-sized shed. Outside you’ll also find a rear deck with privacy screens. There’s a carport and additional driveway parking in the front. Nice community with friendly neighbours, in a non-age restricted, pets-permitted park. Come by and have a look today!

I have sold a property at 74 7701 Central Saanich Rd in Central Saanich

Tue, 23 Jun 2026 09:11:26 GMT

I have sold a property at 74 7701 Central Saanich Rd in Central Saanich on Apr 9, 2025. See details here

Welcome to this pristine 55+ retirement community! This immaculate 3-bedroom home boasts nearly 1,500 sqft of beautifully updated living space. The living areas feature elegant wainscoting and laminate flooring throughout. The spacious kitchen shines with quartz countertops, wood cabinets, and room for a breakfast nook. The large dining and living rooms can comfortably accommodate full-size furniture. The primary bedroom includes a generous closet and a luxurious ensuite with a tiled floor, walk-in shower, and double sinks. A brand new roof and fresh interior paint. Additional features include a roomy recreation room, a laundry/mudroom with a sink, ample storage, a self-contained workshop, and a utility building. The fenced south-facing backyard provides a serene space for your private garden. Enjoy the large deck, and benefit from ample parking with two driveways and a large carport. This home is move-in ready with 44 years remaining on the lease.

I have sold a property at 11 60 Cooper Rd in View Royal

Wed, 11 Sep 2024 09:02:33 GMT

I have sold a property at 11 60 Cooper Rd in View Royal on Sep 10, 2024. See details here

Ideally situated at the end of the street in a quiet neighborhood walking distance to the Admirals Shopping Plaza. This family friendly / 1982 built 2 bed / 2 bath manufactured home offers 1,168 sq/ft of living space, vaulted ceiling in living room, updated electrical, newer roof, single Garage, shed, good size yard for children and pets, large deck for outdoor living and pleasant views with an Ocean glimpse. This Property offers tremendous value with a low Pad Fee of $510 p/mt that includes water. The Songhees Nation is the Landlord, there are no age restrictions. Should you be looking for an affordable home in a central area this is a must see and an excellent alternative to a condo.

I have sold a property at 20 70 Cooper Rd in View Royal

Tue, 20 Aug 2024 09:03:12 GMT

I have sold a property at 20 70 Cooper Rd in View Royal on Aug 19, 2024. See details here

Discover your serene sanctuary in this charming double-wide 3-bedroom, 2-bathroom manufactured home in the sought-after Westview Terrace Mobile Home Park. Conveniently located near schools, public transportation, shopping, a golf course, and the scenic Gorge Waterway, this home offers unmatched ease of living. Nestled between Esquimalt and View Royal, it’s just a 10-minute drive from downtown Victoria and the Western Communities. Enjoy abundant natural light from the southwest-facing deck with panoramic views of Portage Inlet and the mountains. Inside, unwind in the luxurious soaker tub or relax in the spacious yard with mature, vibrant landscaping for privacy and curb appeal. This budget-friendly home includes low monthly pad rental, part basement storage, and ample parking. Embrace a lifestyle of comfort and tranquility in this delightful home.

Open House. Open House on Thursday, August 22, 2024 4:00PM - 6:00PM

Tue, 20 Aug 2024 09:03:12 GMT

Please visit our Open House at 27 124 Cooper Rd in View Royal. See details here

Open House on Thursday, August 22, 2024 4:00PM - 6:00PM

Price Reduced! This bright centrally located home is a wonderful condo alternative and affordable housing option. Walking distance to all amenities, including the Gorge and shopping at Admirals Walk. Easy care, private yard, with mature, well-producing apple tree (the apples are delicious!). This unit is larger than it looks, features a large sunroom, bright kitchen with skylight, dining area and extra space for a desk/office. Open living room with bay windows that let in all the morning light. Laminate floors throughout. Large storage area ideal for a pantry space. Even more storage in the detached double-sized shed. Outside you’ll also find a rear deck with privacy screens. There’s a carport and additional driveway parking in the front. Nice community with friendly neighbours, in a non-age restricted, pets-permitted park. Come by and have a look today!

New Residential Tenancy Act Changes

Wed, 14 Aug 2024 00:01:24 GMT

These changes are applicable to evictions given for owner occupancy of the rental unit and include:

The notice period was extended
There’s now a web portal landlords are required to use for these types of evictions
Tenants were given more time to dispute an eviction

It does get a bit complicated though, because since these changes were initially announced July 18, 2024, some of the notice periods have been dialed back. This was as a result of industry input, especially since the original 4 months notice period would make it very difficult (if not impossible) for buyers to finance the purchase of a property subject to these new notice requirements, especially with CMHC.

So as of August 21, 2024 (prior to this date it’s 4 months though), if the current owner/landlord provides notice to the tenant on behalf of a purchaser who wants to owner occupy the property, that notice period is now 3 months. If the current owner/landlord wants to owner occupy themselves, then the notice period is now 4 months.

Here’s the government press release regarding these updated changes: https://news.gov.bc.ca/releases/2024HOUS0141-001239

Here’s a link to current eviction guidelines, note the longer 4 month notice period is still in effect until August 21, 2024 and their website still reflects that: https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies/ending-a-tenancy/evictions/types-of-evictions

If you’re in a situation where these changes may apply (either as a landlord or tenant), and you need any clarification, I would suggest reaching out to Residential Tenancy directly.

New property listed in VR Glentana, View Royal

Thu, 08 Aug 2024 09:03:37 GMT

I have listed a new property at 27 124 Cooper Rd in View Royal. See details here

This week in Real Estate

Sun, 28 Jul 2024 00:10:05 GMT

Also my first blog post! Possibly ever, which is crazy considering how much time I’ve spent online.

I thought I’d do a quick review of things that happened this week that are real estate related, or that are at least real estate adjacent.

Hope this will be informative and something I can do on a regular basis. Maybe not as long as this one, but I had a few topics I wanted to touch on.

Bank of Canada Rate Cut

On Wednesday, July 24, the Bank of Canada cut interest rates by 25 basis points, bringing it down to 4.5%.

For those with variable rate mortgages, this 25 point drop translates to $15 reduction in payments for every $100,000 financed. Depending on how much was borrowed, and combined with the previous 25 point rate drop, this could end up saving around $150/month on a $500,000 mortgage, as an example.

Most experts say this won’t have a huge impact on the real estate market generally, but, and this is very non-scientific, I have noticed a bit of uptick in inquiries, showings, etc. this week, especially in the more entry level price points. But this could also be the summer bump as buyers are trying to find something now so they can move before the fall.

A quick rate search online tells me that new 5 year fixed mortgages are available starting at around 4.8%, but I’d always recommend speaking with a mortgage professional for rates that would be available to you for your specific needs. Lots of factors can drastically impact the rate you pay. I’m happy to provide some mortgage contacts if you have questions, need a pre-approval and don’t know where to start.

There’s three more rate announcements expected from the Bank of Canada this year, the next being September 4, 2024. These rates are determined by a bunch of different economic indicators, both domestic and international, but word on the street is that rates usually come down leading up to a US election. Again, purely non-scientific so please take that with a grain of salt. Stay tuned.

Old Man Lake Wildfire

I’m sitting typing today with all the windows in my house closed to keep the smoke out, from both this local wildfire and ones in the province that have reached the Island. Also feeling incredibly sad for our provincial neighbours and the losses suffered in Jasper, Alberta.

This one is a bit too close for comfort, even though it’s not at all a danger to my home and community. I live in a forest, probably similar to the one on fire, and it was terrifying to see the speed this fire grew in size, practically doubling in size everyday for the first few days. In previous years, when I was still working in the insurance industry, we would always be monitoring the wildfire situation and I don’t remember seeing one like this on the South Island.

The fire was discovered on Monday, July 22 in the popular Sooke Potholes Regional Park, likely human caused, which means not caused by lighting and can be anything from broken glass refracting light to a vehicle exhaust sparking to arson (to be clear I haven’t heard anything in the news about this being intentional).

As of writing this, it’s currently at 1.88 square kilometers in size. Thankfully, this is a fairly remote area, the fire moved away from any populated areas, no one was evacuated or hurt and no homes were damaged or threatened. Kind of best case scenario in that sense at least.

The District of Sooke has set up a web portal with specific information about the fire and other helpful resources, like how to set up a go-bag, ways to minimize the effects of all this smoke in the air, etc.

BC Wildfire Service is also a great resource and they provide the official updates on the status of wildfires across the province on their map.

Stay safe out there and please be careful when enjoying the outdoors on our beautiful island.

How can wildfires impact your real estate purchase?
The obvious issue would of course be a fire damaging or sadly even destroying the property prior to the completing your purchase. Or an evacuation order has been put in place that prevents moving in when completion comes along. But the less obvious, big problem they potentially cause with your purchase, is your ability to get insurance. And insurance is ALWAYS a requirement for mortgage financing.
No insurance = no mortgage = no new home
Basically insurance companies won’t put coverage in place on a “new risk” or even provide a quote if there’s a wildfire classified as “out of control” (according to the BC Wildfire Service) within a certain geographic distance, usually a radius of 25-50km, depending on the company’s underwriting. With those companies, even if there are geographic barriers, like bodies of water, between your potential new home and the fire, if

it’s in that radius, it’s still a hard no. There are some companies that are more flexible with respect to wildfires, but they’re few and far between and may also be very, very expensive.

As real estate professionals we have contract clauses we can put in to your offer to provide more time to get insurance if this is a concern, but your sale can still be impacted. Especially as big fires can take a long time to get under control, which can affect your financing approval, rate guarantee, among other things. Thankfully the South Island sees this rarely historically, although could change in the future, but even a small fire can delay getting an insurance approval. Since a lot of purchases happen during the summer months, at the same time as fire season, this is something to keep in mind when making an offer. BCREA has this article with a bit more detail here about buying and wildfires.

I have sold a property at 3142 Moorfield Rd in Duncan

Wed, 27 Mar 2024 09:03:51 GMT

I have sold a property at 3142 Moorfield Rd in Duncan on Mar 26, 2024. See details here

Proud to present this tidy move-in ready 3 bed / 2 bath rancher on a quiet street in Duncan, BC close to amenities, schools, and recreation. This home has a great floor plan with an open kitchen space that overlooks a spacious living/dining area. The flat lot has a fully fenced south-facing backyard with a large private patio. With an attached garage and large driveway, there is ample parking and even space for a workshop. Walk to Berkey’s Corner, curling club, soccer fields and baseball diamonds on Somenos Road. A great home for the first-time buyer or the downsizing retired couple. Excellent value at $715,000!

I have sold a property at 4 2045 Gatewood Rd in Sooke

Tue, 26 Mar 2024 09:04:09 GMT

I have sold a property at 4 2045 Gatewood Rd in Sooke on Mar 26, 2024. See details here

Fantastic opportunity to get into the market or downsize! Situated on a no-through street in the heart of Sooke this corner, ground level condo is in small, family & pet friendly complex. Open floor plan makes great use of the space & flows really well. Kitchen has stainless steel appliances, & new granite counters. Open living dining area, all with easy care wood & tile floors. What was a balcony, has been walled in to create a bright den, which is ideal for a home office, workout space or kid’s play area. Outside you’ll find a ground level back patio looking over common green space. Perfect for summer BBQs. Current owners have done lots of updating, including new higher end faucets, blinds, electrical upgrades, all new baseboards & new lighting. There’s in suite laundry too, & separate storage space. Close to walking trails, parks, ocean & downtown Sooke. Call today to view! Quick possession possible!

I have sold a property at 60 5838 Blythwood Rd in Sooke

Wed, 24 Jan 2024 09:04:35 GMT

I have sold a property at 60 5838 Blythwood Rd in Sooke on Jan 23, 2024. See details here

Freshly Updated & Ready for Occupancy! Nestled high amongst the trees in prestigious Lannon Creek Park sits this very private & beautifully updated 2BR/1BA manufactured home. Unit offers 768 sq.ft of comfortable living space & includes a number of recent upgrades including new roof, gutters, downspouts, kitchen, flooring, siding, oil tank, paint, & more! Nothing to do here but move on in! Compact unit gives space in all the right areas. Open living room with wood laminate flooring & large vinyl windows allowing ample natural light. Bright kitchen with new flooring, appliances & access to entertainment-size, covered deck. Two spacious bedrooms with new carpet & ample closet space. Designated laundry room & 4 piece bath. Easy maintenance landscape with freshly paved parking for two & separate storage shed. Immediate possession available. Park features access to the Galloping Goose Trail & secure RV/Boat storage with a fee. Enjoy the peace & quiet lifestyle of this adult oriented park!

New property listed in Sk Sooke Vill Core, Sooke

Wed, 03 Jan 2024 09:03:34 GMT

I have listed a new property at 4 2045 Gatewood Rd in Sooke. See details here

New property listed in VR Glentana, View Royal

Tue, 02 Jan 2024 09:03:29 GMT

I have listed a new property at 27 124 Cooper Rd in View Royal. See details here

This bright centrally located home is a wonderful condo alternative and affordable housing option. Walking distance to all amenities, including the Gorge and shopping at Admirals Walk. Easy care, private yard, with mature, well-producing apple tree (the apples are delicious!). This unit is larger than it looks, features a large sunroom, bright kitchen with skylight, dining area and extra space for a desk/office. Open living room with bay windows that let in all the morning light. Laminate floors throughout. Large storage area ideal for a pantry space. Even more storage in the detached shed. Outside you’ll also find a well-sized rear deck with privacy screens. There’s a carport and additional driveway parking in the front. Nice community with friendly neighbours, in a non-age restricted, pets-permitted park. Come by and have a look today!

I have sold a property at 31 610 McKenzie Ave in VICTORIA

Sat, 09 Sep 2023 09:04:03 GMT

I have sold a property at 31 610 McKenzie Ave in VICTORIA. See details here

Terrific inner corner unit located in small pet & family friendly complex. Feels more like a house. Quiet, central location. The front offers a lovely landscaped courtyard, great for BBQs, while 2 rear decks look over a park like setting & Swan Creek. Freshly painted with split-level layout. Upper levels feature 1 & 1/2 baths & 2 bedrooms, one with vaulted ceilings & its own private deck. The 3rd bedroom is in the lower level. Other features are a fireplace in the living room with electric insert, workshop/laundry area, new hot water tank, new laminate, & lots of storage. 2 parking spaces included, one of which is in the shared detached garage. Measurements approx. buyers to verify if important.

I have sold a property at 230 Regina Ave in VICTORIA

Sat, 09 Sep 2023 09:04:03 GMT

I have sold a property at 230 Regina Ave in VICTORIA. See details here

SET UP FOR GREAT REVENUE POTENTIAL . Call about this opportunity. Renovated by 1993.Terrific home with unique, but versatile layout. Great home office potential as well, perfectly suited for hairdresser, esthetician or small daycare or Mom. 4 bathrooms and 7 bedrooms. Tons of room for extended family. Completely reno'd in 1993 & all new paint inside and a new roof 3 years ago. Features new oak laminate floors on main, elec FP, new stainless steel counter tops, new appliances and 3 decks boasting sun all day. Very good condition. New paint. Fenced Yard. Great for animals. Close to Tillicum Mall , schools, & the Goose. Unusual floor plan so come by and have a look. Easy to show.

I have sold a property at SE Gordon Head, Saanich East

Sat, 09 Sep 2023 09:04:03 GMT

I have sold a property at SE Gordon Head, Saanich East. See details here

Family home with revenue! Built in 2003 in Gordon Head, walking distance to schools, parks, rec centre, & close to UVic. Plenty of room for everyone w/ 3 bedrms up, & 4th bed/den on ground level. Open family room off kitchen features fireplace, maple floors & large deck. 2nd fireplace in living room, master bed has walk-in & ensuite. Double car garage. Generously sized 2 bedrm in-law rents for $1100/month to great tenants who would love to stay. Remainder of 2-5-10 warranty + home system warranty.

Welcome to the Real Estate Blog

Sat, 09 Sep 2023 07:08:25 GMT

Welcome to our Real Estate Blog! Here you can find timely updates of my latest properties, open houses, just solds and much more.

Whether you are interested in buying or selling real estate, I am here to help guide you every step of the way.

If you have any questions about real estate from home evaluations to mortgages to searching for properties in your area, don't hesitate to contact me today!