Larry Pistell

My real estate practice is all about blending my love for Greater Victoria with a strong financial background to help you succeed. For me, real estate is never just a transaction. It is about helping my neighbors find community roots and achieve true financial security. Whether you are a first-time buyer trying to figure out property taxes or a seller navigating local regulations, I am here to give you clear, honest, and straightforward guidance every single step of the way. Every agent brings something different to the table. For me, it is a blend of deep analytical experience and an authentic love for this beautiful island we call home. Here is what I bring to your side of the negotiation table: 35 Years of Financial Expertise: Before real estate, I spent over three decades working with the Province of British Columbia. My focus was on financial research, legislative policy, and real property taxation. I know how property systems, provincial regulations, and local taxes work from the inside out. Deep Roots in Victoria: I hold a Bachelor of Arts in Economics and a Master of Public Administration from the University of Victoria. I have spent my life analyzing the numbers and the neighborhoods that shape this region.
A Patient, No-Pressure Approach: I believe in making informed decisions, not rushed ones. I provide you with solid evidence, clear property history, and market realities so you can move forward with absolute confidence. Let’s Connect Whether you are looking to buy your very first home, downsize into a manageable space, or sell a long-held family property, I am here to help. Let’s sit down for a casual coffee, talk about your real estate goals, and figure out the best path forward for you.

Lot 3-A W Gorge Rd
SW Gorge Saanich V9A 1M8

$99,000
Residential beds: 0 baths: 0.0

Main Photo: Lot 3-A W Gorge Rd in Saanich: SW Gorge Land for sale (Saanich West)  : MLS®# 1039906
Status:
Active
Prop. Type:
Residential
MLS® Num:
1039906
This very small piece of residential zoned land is waterfront on the Gorge Park Waterway, with nice views to Kinsmen Gorge Park. The upland portion of the property is minimal, does not support development. Federal, provincial and local government legislation/restrictions and special permitting apply to the property (buyer due diligence required).
Property Type:
Residential
Type:
Land
Listing General Location:
SW Gorge, Saanich West
Bedrooms:
0
Bathrooms:
0.0 (Full:-/Half:-)
Lot Size:
518 sq. ft.
Kitchens:
0
Taxes:
$416.07 / 2026
# Bedrooms or Dens Total:
0
# Main Level Bedrooms:
0
# Second Level Bedrooms:
0
# Third Level Bedrooms:
0
# Lower Level Bedrooms:
0
# Other Level Bedrooms:
0
# Main Level Bathrooms:
0
# Second Level Bathrooms:
0
# Third Level Bathrooms:
0
# Lower Level Bathrooms:
0
# Other Level Bathrooms:
0
# Main Level Kitchens:
0
# Second Level Kitchens:
0
# Third Level Kitchens:
0
# Lower Level Kitchens:
0
# Other Level Kitchens:
0
Water supply:
None
Sewer:
None
Fireplace:
No
River
River Front
Very small vacant lot fronting onto the Gorge Waterway Park, located west between Tillicum Road and Gorge View Drive.
Main Level
0
Yes
No
Unrestricted
Assessed:
80000.0
Assessment year:
2026
Jurisdiction name:
District of Saanich (SD61)
Legal Description:
LOT 3-A, SECTION 13, VICTORIA DISTRICT, PLAN 3114
Number of 2 piece baths:
0
Number of 3 piece baths:
0
Number of 4 piece baths:
0
Number of 5 piece baths:
0
Number of 2 piece Ensuites:
0
Number of 3 piece Ensuites:
0
Number of 4 piece Ensuites:
0
Property Condition:
Land Value Only
Lot Site Features:
Park Setting
Carport Spaces:
0
Garage Spaces:
0
Garage:
No
Total Parking Spaces:
0
Road Surface Type:
Paved
Date Listed:
Jun 19, 2026
Original Price:
99000.0
  • Photo 1: Lot 3-A W Gorge Rd in Saanich: SW Gorge Land for sale (Saanich West)  : MLS®# 1039906
    Photo 1 of 1
Listed by Royal LePage Coast Capital - Chatterton
Data was last updated November 6, 2026 at 07:30 AM (UTC)
Area Statistics
Listings on market:
34
Avg list price:
$893,950
Min list price:
$99,000
Max list price:
$1,750,000
Avg days on market:
45
Min days on market:
3
Max days on market:
164
Avg price per sq.ft.:
$494.27
These statistics are generated based on the current listing's property type and located in SW Gorge. Average values are derived using median calculations. This data is not produced by the MLS® system.
Larry Pistell

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MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.