Vibrant Cook Street Village Lifestyle

Sale Pending


408 Cook St
MLS® NO: 415720


Thank you for visiting my website.
I'm excited to have been a part of readying these unique 1940 Character Row Town Homes for sale.
Many inquiries have resulted from the Coming Soon sign and we have had many compliments on the work that has been performed and now completed to offer these homes to the market in move-in ready condition.
This is the very first time that this re-development has been available to buy, as individual owner-occupied homes.

Here is some information that I have found many of the questions have been about:

In 1940 the original building was purpose-built by Homewood Constructors as 5 Row Town Homes.
In 2003 new Blue Prints were designed by Victoria Design Group and Oak Bay Construction was the general contractor that renovated and brought about the new City of Victoria issued Completion Certificate in 2007.
The grades were changed and with extensive excavation by Don Mann Excavating, new full walk-out basements were created with luxury patio areas built into the resulting topography. Well-known "Victoria Landscaping" was brought in to build what is enjoyed today.
I have the blue prints from 1940 & 2003

When the development was approved The City of Victoria placed a Restrictive Covenant securing these Town Homes be "rentals" for 10 years.
*that Covenant has now been removed, and a Strata Corporation has been set up for individual ownership.

There is Fortis Gas at each Town Home.
New gas ranges and driers are included.
Newer gas fireplace inserts are all installed.

The Disclosure Statement and Strata Plan are available here via links.
All maintenance has been performed, and is listed.
The Strata fee is $478.37
The Bylaws, Insurance Binder, Budget and Service Contracts are included for review. Please note that once the Town Homes are sold and the First AGM is held it is expected that the group will choose to self-manage, reducing the Strata Fee to $310.37

Should the new Strata Corp choose to do the gardening between them, then the Strata Fee would be reduced to $205.37 

YES, each town home has a Limited Common Property designated parking spot.
YES your pets are welcome with no specific pound limit applying.
NO SMOKING. period.
RENTALS - whether short or long term this Strata does not restrict your land use.
It should be noted that The City of Victoria Bylaws around Short Term Rentals would apply and are included in the Disclosure Statement.

408 & 410 are available now for immediate sale & occupancy.
406 is vacant September 30 and the renovations commence right away - estimated closing date could be October 15.
404 is tenanted.
Appropriate Notice to Vacate will be required with an Offer to Purchase that specifies the Buyers intent to occupy.

All four are priced at $749,900.

402 is vacant October 15 and the renovations commence at that time - estimated closing date could be October 31.
Please note : the Strata Plan shows a new Sketch Plan allocating a large area to the south of 402 as Limited Common Property for the exclusive use of 402.
Bricklok has been contracted to build an interlocking brick patio and install a four foot wide hedging to separate the new patio from Southgate along the existing sidewalk. This is a very valuable asset to 402.

Priced at $775,000.00

The current taxes on each for 2019 are at an average of $3200.00 (gross).

The Floor Plans are available via link here at my website.
I hope you enjoy the video clip; please know that the film was shot prior to the new kitchen countertops, sink and appliances being installed.

Thanks again for visiting.
Your comments are always welcome!




Property Type:Townhouse
Layout:Main Level Entry with Lower Level(s)
Number of Floors:2
Tax Year:2019
Finished Sq. Ft.:1,442
Year Built:1940
Elementary School:61 Sir James Douglas
Junior School:61 Central
Senior School:61 Vic High

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Interior Details

Bedroom(s): 4
Bathroom(s): 2
Basement Type: Finished - Fully, Walk-out, With Windows
Interior Features: Blinds, Breakfast Nook, Flrs/Tile, Flrs/Wood, Screens
Appliances Included: F/S/W/D, Microwave

Building Details

Foundation: Concrete Poured, See Remarks
Exterior Finish: Shingle-Wood, Stucco
Roof: Asphalt Shingle
Heat/Air: Baseboard, Gas Fireplace
Fuel: Electric, Gas
Exterior Features: Patio, Sprinkler Underground

Site Influences

Lot SqFt: 721
Acres: 0.02
Lot Shape: Rect.
Water: City/Munic.
Waste: Sewer
Zoning: Residential
Parking: Driveway, Uncovered

Strata Lot Information

Managed By: Richmond Property Group
Strata Fee: $1
Strata Fee Incl: Bldg Insurance, Bldg Maintenance, Garbage p/u, Yard Maint and See Remarks
Common Features: Common Area, Drive and Water
Age Notes: no age restrictions
Rental Restrictions: Unrestricted
Rental Notes: Short Term Rentals permitted under city Bylaws
Pets Allowed: Cats, Dogs
Pet Notes: two cats or two dogs - no pound limit

Room Dimensions

Level 1 - 721 sqft

Bathroom:4 piece

Level 2 - 721 sqft

Mast Bdrm:12x10
Bathroom:4 piece

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Property Details

Beds: 4
Baths: 2
Sq. Feet: 1,442
Year Built: 1940
Property Type: Townhouse
Municipality: Victoria

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Listed with:

Cathy Duncan - Cathy Duncan & Associates Ltd.
Phone: (250) 658-0967 Fax: (250) 658-0961