540 View Royal Ave
$1,299,900
View Royal
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About this home
Rare 0.84-acre OCEAN view property on the sought-after water side of View Royal Avenue. This three-level character home offers 2,029 sq ft finished, plus 1,062 sq ft of unfinished space, presenting an exceptional opportunity to renovate, restore or reimagine. The main floor retains its original charm with maple floors, a fireplace, bay window and spacious principal rooms. The upper level offers flexible space for a studio, office, family room or additional bedrooms. The full-height lower level features its own entrance and bathroom, offering future development potential. Outside, mature Garry oaks, natural rockscapes and several outbuildings create a private, park-like setting. Conveniently located close to parks, schools, Admirals Walk, Victoria General Hospital and downtown Victoria. Whether you renovate the existing character home or build your dream residence to capture the full ocean views, this rare large lot offers exceptional flexibility. (id:65179)
Property details
From the listing's public record.
Lot size
0.84 acres
Year built
1942
Taxes
$6,515/yr
Strata / HOA
$0/month
Zoning
Residential
View
Appliances
Heating
Lot
Price history
2 recordsEvery recorded listing event for this property — sales, relists, expired or withdrawn listings.
Jul 10, 2026
Listed $1,299,900
Active10 days on marketMLS 1042951Jun 16, 2026
Listed $1,399,000
Ddf_delisted24 days on marketMLS 1040491
How this listing compares
Based on 33 sales in View RoyalMedian sold
$1,130,000
Avg days on market
40 days
Avg sale-to-list
98.9%
Avg $/sqft
$450
Price per square foot
Above area average
Current market in View Royal
Active (same type)
10
Pending
6
All active listings
42
Months of supply
3.6
Seller's market — 3.6 months of supply at the current sales pace.
Assessment
From publicly available property records.
Assessed value
$1,550,000
Homes in View Royal sell at 101.7% of assessed value on average.
Based on 67 recent sales.
Local price trend
How View Royal has moved over the last decade.
Local price index (normalized) · 89 months
Recent nearby sales
12 sales180 Island Hwy
$950,000
3 bd · 2 ba · 1,606 sqft · $592/sqft · 24 days on market
Sold Jul 15, 2026 · 97.4% of list
49 Caton Pl
$1,150,000
3 bd · 2 ba · 1,772 sqft · $649/sqft · 7 days on market
Sold Jul 6, 2026 · 121.1% of list
227 Suzanne Pl
$863,000
3 bd · 2 ba · 2,056 sqft · $420/sqft · 23 days on market
Sold Jul 6, 2026 · 99.7% of list
269 Glenairlie Dr
$1,175,000
4 bd · 3 ba · 2,505 sqft · $469/sqft · 45 days on market
Sold Jul 3, 2026 · 95.1% of list
6 Werra Landing
$1,800,000
4 bd · 4 ba · 4,677 sqft · $385/sqft · 83 days on market
Sold Jun 18, 2026 · 90% of list
215 Suzanne Pl
$950,000
5 bd · 2 ba · 2,391 sqft · $397/sqft · 46 days on market
Sold Jun 15, 2026 · 95.1% of list
247 Glenairlie Dr
$760,000
3 bd · 1 ba · 2,108 sqft · $361/sqft · 36 days on market
Sold Jun 12, 2026 · 108.6% of list
77 View Royal Ave
$1,787,777
4 bd · 4 ba · 4,504 sqft · $397/sqft · 13 days on market
Sold Jun 2, 2026 · 100.7% of list
567 Prince Robert Dr
$1,455,000
4 bd · 4 ba · 4,471 sqft · $325/sqft · 19 days on market
Sold Jun 1, 2026 · 97% of list
260 Plowright Rd
$1,136,000
9 bd · 6 ba · 3,383 sqft · $336/sqft · 85 days on market
Sold May 28, 2026 · 110.3% of list
156 St. Giles St
$868,000
2 bd · 1 ba · 1,328 sqft · $654/sqft · 18 days on market
Sold May 13, 2026 · 96.5% of list
17 Jedstone Pl
$1,429,500
5 bd · 4 ba · 3,014 sqft · $474/sqft · 74 days on market
Sold Apr 23, 2026 · 96.9% of list
What would this home cost?
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Monthly mortgage
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Loan amount
$1,299,900 − $259,980
Down payment
20.0%
Property Transfer Tax
Legal / closing (est.)
Cash to close
$285,478
Down payment + PTT + GST + legal estimate.
Estimates only, based on current BC rates and thresholds. Not tax, legal, or financial advice. Property transfer tax exemptions have eligibility requirements — confirm with a lawyer or notary. GST rebates on new construction are not modelled here. Mortgage payment uses Canadian semi-annual compounding and excludes property tax, home insurance, and CMHC mortgage insurance.
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Interested in this home?
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Listed by RE/MAX Camosun