Sandy McManus

I just finished uploading this House for sale, 200 Shadow Ridge Place, Victoria, B.C.

Street & Mailing Address:200 Shadow Ridge Place, Victoria, B. C. V 8 Z 7 Y 2 Legal Address: Lot 1, Section 9 Esquimalt Dist. & 16 of Victoria Dist. Plan VIS 5278 Town of View Royal Gross Taxes for 2008: $3428.00 B.C. Home Owner Grants are applicable. The Lot size is 10890 square feet. Approximately one quarter of an acre. The lot faces South West. All measurements were taken from the Blue Prints and should be verified if important. Total Square Footage is: 2922 Sq. Ft. Main Floor 1376 Upper Floor 1546 Main Floor: Foyer 10 ‘ x 7’ Grand Wooden Front Door, Tile Floor, High Ceilings Living Room 13’ x 14’ Gas Fireplace with Tile Hearth & Face, Arts and Craft Surround Dining Room 14’ x 10’ Versatile in Design, Perfect for Two, Can Accommodate Many Den / Office 11’ x 10’ Perfectly Located off the Foyer and separated from the main living area Kitchen 11’ x 11’ Professionally Planned, Granite, Tile Backsplash, Appliance Included Eating Area 9’ x 8’ Plenty of room for a large table plus an elevated Eating Bar Family Room 15’ x 14’ Gas Fireplace with Tile Surround, Built in Entertainment & Bookcases Lavatory 2 piece Nicely tucked away from main living areas for maximum privacy As you approach this large upscale, Arts and Crafts style home in a small 8 lot subdivision of similar style homes, you notice the inviting wrap around covered veranda. Once there you are greeted by a beautifully crafted wood door and matching sidelights, both with decorative window panes. From the Foyer, you paused and took in the impressiveness of the Formal Living Room, Dining Room and Staircase. The wide hallway invites you to the heart of the home, but don’t forget the equally impressive Den, just off the Foyer. The warmth and beauty of the dark hardwood floor is consistent throughout the main floor. Along with the overall size, the extra feeling of spaciousness is created by the number and size of windows and the high ceilings. Upon entering the open concept Family Room, Eating Area and Kitchen you are immediately pleased with the extensive crafted millwork. There is an enclosed entertainment center, book cases with closed cabinetry below, a family office & organization center. The step saver Kitchen was designed for maximum function with plenty of cabinets, drawers and pantry space. It was smartly finished with easy care granite countertops and a tile backsplash. What you may not have noticed is the inconspicuous entry to the garage and the main floor lavatory, which is nicely tucked away for maximum privacy, from all other rooms and areas. The Main Floor was designed to optimize functionality by separating the Formal and Everyday living spaces and isolating the professional office. The attributes of this home work well for families of all ages and stages. The Informal rooms are at ground level to fully enjoy and appreciate the outlook to the entertainment sized patio and large back yard. With Magnificent Oak Trees adorning and providing a shaded area on hot summer days, this back yard is rare. A privacy hedge along High Street, perennials plants, Gala Apple, Pear and Cherry Trees are well established and easy to care for with the automated sprinkler system. Fully fenced, your Children can play safely while enjoying the one level grassed yard, the Playhouse and Old Fashioned Swing. The Playhouse could easily be converted to a garden shed. Upper Floor: Master Bedroom 18’ x 16’ Bright & Spacious with Bottom Up Blinds, Large Walk In Closet Ensuite 5 piece Two Person Soaker Tub, Separate Shower, Opaque Windows Bedroom # 2 11’ x 11’ Bedrooms have generous size closets and Escapable Windows Bedroom # 3 11’ x 12’ Boys Room Bedroom # 4 13’ x 10’ Girls Room Bonus Room 22’ x 15’ The size of the alcove is slightly larger than the plan indicates Laundry Room 6’ x 8’ Located between the Stairs and Bonus Room with Closing Door Bathroom 4 piece Easy Clean Acrylic All in One Tub & Shower, Opening Window List of Inclusion: Fridge, Stove, Dishwasher, Micro/Range Hood Fan, Garborator, Washer, Dryer, Vacuum System & Attachments, Garage Door Opener and Remote Controls, Security System currently on a Service Plan, 40 Gallon Gas Hot Water Tank, 2 Gas Fireplaces Play House and Swing, Sprinkler System, Phantom Screens, Speakers in Living Room All Blinds excluding Dining Room, Master Bedroom Wall Shelf & Shop Vice are also excluded. Registered on Title are the following Statutory Rights of Way: Centra Gas B.C. Inc., Shaw Cablesystems Ltd., Capital Regional Dist. B. C. Hydro and Power Authority, Telus Communications Inc. Also registered on Title is the Statutory Building Scheme and a Covenant by the Town of View Royal regarding Trees. The Bare Land Strata Fee is $114.75 per year, covering Insurance and Road Maintenance costs. Catchment Schools in District 61: Strawberry Vale Elementary School, Colquitz Middle School, Spectrum Community Senior High Construction Information: Built by Manchester Homes in 2004, this home has the balance of a New Home Warranty. Built to B.C. Building Code Specifications, Inspected by Town Of View Royal Building Inspectors. Basic Info: Built on a Concrete foundation with a crawl space. The exterior walls are 2” x 6” wood frame construction with Hardy Plank Siding and Spruce Trim. The insulation specifications : foundation has R12, walls have R20 and top floor ceiling has R40. The windows are Vinyl Thermopane. The roof is a 30 year Fiberglass Shingle. The electrical service is 200 amp. The street has Underground Servicing. The primary heat source on the main floor is Natural Gas by way of two High Efficiency Fireplaces and Electric Baseboard on the upper level. The average monthly Gas and Hydro cost is $210. The interior is Drywalled and finished with crafted base, window and door Moldings. The living room and dining room have ceiling Cornices. The exterior driveway and sidewalks are Exposed Aggregate Concrete.