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For sale
$2,200,000
11.29 Acres Huggard Road, Rural Rocky View County, Alberta

11.29 Acres Huggard Road

Rural Rocky View County, Alberta

11.29-acre Dream location with unparalleled mountain views in desirable Springbank. The neighbouring estate home on 4.72 acres is also available MLS# A2217191. Potential exists for further subdivision or just build your dream home and enjoy the country feeling with easy and great access to the city, airport, Banff, K country and so on…., no time limit to build. Within 5 kilometers or less you will have access to, Calaway Park, Edge School, Springbank Park for All Seasons, Elbow Valley Elementary School, Springbank Middle School & Springbank Community High School. This parcel has access from Huggard road east of Range Road 33. This is probably the last remaining smaller parcel of land available in South Springbank so don’t delay, view and offer today. New Springbank ASP Infill Residential Land Use Strategy allows for ~ 2acre lots. Existing commercial water well on the south end of the property. Full due diligence and information package available, including approved survey, groundwater reports, sewage treatment assessments and more. (id:60626)

Real Broker

For sale
$2,200,000
14400 97 Highway, Summerland, British Columbia

14400 97 Highway

Summerland, British Columbia

INVESTOR ALERT!! High profile location next to Petro Canada on Highway 97 in beautiful Summerland. Land and building for sale only. This 1.12 acre/ 48,770 sq. ft. CH zoned parcel has over 365' of frontage and is easily visible from all four lanes of the highway. The CH zoning offers many options including Carwash, Gas Bar, Hotel/ Motel, Eating Drinking Establishment, Convenience Store and much more! Great options for future developments. Please contact LS for more info. (id:60626)

Chamberlain Property Group

For sale
$2,200,000
16374 77 AVENUE, Surrey, British Columbia

16374 77 Avenue

Surrey, British Columbia

Located in Coast Meridian Estates-Fleetwood's most desirable neighbourhood. This 5 bed, 4 bath home sits on a rare 19,253 sqft lot backing onto greenspace for incredible privacy. With nearly 4,800 sqft of bright living space, skylights flood the home with natural light. The spacious kitchen features a cooktop island, ample counters, and a newer fridge. Enjoy a large south-facing balcony, RV-length driveway, and a generous backyard. Upstairs, the grand primary suite includes a cozy fireplace and ensuite. Two bedrooms on the main and two more in the walkout basement offer great potential for extended family or a suite. This is a solid home with tons of potential-bring your ideas and make it yours. Close to William Watson Elementary, Fleetwood Park Secondary, and future SkyTrain. (id:60626)

5 Bedroom 4 Bathroom 5,004 ft2

Exp Realty Of Canada Inc.

For sale
$2,200,000
5200 POLSON Terr, Saanich, British Columbia

5200 Polson Terr

Saanich, British Columbia

Welcome to the crown jewel of Cordova Bay… where timeless European elegance meets the stunning natural beauty of Vancouver Island. For the very first time, this cherished family estate is being offered to the market. Lovingly built and maintained by its original Italian owners, every corner of this home radiates pride, craftsmanship, and care. Wake up each morning to unobstructed views of Mount Baker and Haro Strait, stretching endlessly from your full-length, east-facing balconies. Inside, nearly 3,000 square feet of classic design invites you to gather around cozy fireplaces, entertain in elegant spaces, and create your own legacy within these walls. Outside, over 1,000 sqft of patios, koi ponds, and lush landscaping create a tranquil, resort-like retreat—set atop a peaceful hill that offers unmatched serenity and privacy. This isn’t just a home. It’s a rare opportunity to own a piece of Cordova Bay’s soul—gracefully elevated, and rich with story. (id:60626)

5 Bedroom 4 Bathroom 4,477 ft2

Exp Realty

For sale
$2,200,000
450 Lakepointe Drive, Kelowna, British Columbia

450 Lakepointe Drive

Kelowna, British Columbia

Located on a quiet street in the safe and highly sought-after Kettle Valley neighbourhood, this expansive costal style home seamlessly blends every element that you could possibly want for into a single property. As you arrive, you first notice a sizeable triple garage with over-height doors and an inviting front porch. Upon entering the residence, you are greeted by soaring ceilings and a custom fireplace. After advancing into the great room, you take note that the bridge is perfectly framed in the centre of your breathtaking view. Your gaze shifts to the backyard as you progress out onto the heated patio, and you imagine taking a quick dip in the 36ft saltwater pool before unwinding in the hot tub with a glass of wine at the end of the day. As you turn to reenter the home, you notice the 36"" gas stove as well as the commercial-sized fridge and freezer in the kitchen; these will be perfect for entertaining friends and family alike. Upstairs, you discover a spacious master suite with a deep soaker tub where you can enjoy the views, as well as two kids bedrooms connected by a Jack and Jill bathroom. Downstairs, you enter a cozy family room with direct access to the pool and then pass by a bedroom and full bathroom on your way to the home gym—complete with an infrared sauna. Beyond this is a large storage room with direct access to the pool deck. A bright and airy one bedroom suite with its own laundry completes this level and offers the perfect space for long-term guests. (id:60626)

6 Bedroom 5 Bathroom 4,331 ft2

Century 21 Assurance Realty Ltd

For sale
$2,200,000
9045 149 ST NW NW, Edmonton, Alberta

9045 149 St Nw Nw

Edmonton, Alberta

Premium rental portfolio on a Corner Lot!! Own a 3plex total of 7 units in the high-end Parkview community. This brand new 3plex townhouse with legal suites makes a total of 3 up + 3 down units Plus 1 Garage suite. Main and Second floor 9' ceiling. The upper unit each has 3 beds, 2.5 baths 1200 sqft with a massive size 'Open Deck' that aims for young professional tenants or quality family-oriented tenants. Lower units each have 2 beds, and 1 bath. The garage suite has 2 beds and 1 full bath. Three Single detached garages and lots of space for street parking. The property is projected to generate approximately $149,400 in annual gross rent and cap rate of 4.8%. Fully finished and equipped with all appliances and landscaping. Currently DP stage and estimated completion Spring 2026. Photos are 3D rendering for illustration purposes only. The project is qualify for CMHC MLI Select program. (id:60626)

4,247 ft2

Maxwell Polaris

For sale
$2,200,000
4393 PORTLAND STREET, Burnaby, British Columbia

4393 Portland Street

Burnaby, British Columbia

Attention builders and homeowners! Corner lot in the best part of South Slope. Sitting in Portland and Sussex, this south-facing 78 x 126 ft (9,828 sq ft) property comes with amazing panoramic views of the mountains and surrounding greenery, selling for only $243/sf. It´s a gently sloping lot with no poles, creeks, or hydrants in the way. There´s potential to subdivide the lot and build up to 8 townhomes, or take advantage of the R1 zoning and build a multiplex up to 6 units (check with the city). Likely to put a driveway from Portland. Close to Metrotown, Crystal Mall, golf courses, and excellent schools. You can even rent it out while waiting for your development permits. Sold "As is, where is." Reach out for more info! (id:60626)

4 Bedroom 1 Bathroom 2,681 ft2

RE/MAX Real Estate Services

For sale
$2,200,000
1655 BRAID ROAD, Delta, British Columbia

1655 Braid Road

Delta, British Columbia

Beach Grove! This beautifully maintained 2,374 sq. ft. family home sits on a 5,783 sq. ft. lot with a sunny western exposure and a private deck featuring a sunken hot tub - perfect for summer entertaining. With 4 bedrooms, 3 bathrooms, and a detached garage, this layout suits families, hobbyists or car enthusiasts. The gourmet kitchen offers shaker cabinets, granite counters, and stainless steel appliances, all overlooking the family room and outdoor space. The spacious primary suite includes a walk-in closet and 5-piece ensuite. Enjoy morning coffee on the charming front porch. Move in and enjoy summer in this sought-after neighbourhood!! (id:60626)

4 Bedroom 3 Bathroom 2,374 ft2

Sutton Group Seafair Realty

For sale
$2,200,000
5077 Headquarters Rd, Courtenay, British Columbia

5077 Headquarters Rd

Courtenay, British Columbia

Stunning riverfront estate just 3 minutes from town. This 3-bed, 3-bath home plus den is nestled on a 30-acre riverfront Currently undergoing extensive renovations, features new kitchen with waterfall countertops, new laundry room cabinets, hardwood flooring throughout living and kitchen areas, and modern lighting including ambiance-enhancing floor lights. The property offers 1.5 km of private river frontage, with three exclusive swimming holes and irrigation rights. Recent upgrades include a new septic system, hot water system, well, & circular driveway. A 10 site campground development is nearing approval, promising excellent monthly income. This is a unique opportunity to own a highly sought-after riverfront property with significant improvements already in place. Whether you’re looking for a private estate, an investment property, or a potential business venture, this property has what it takes. Call Mike with Royal LePage in the Comox Valley at 250-218-3895 for more information or to book your viewing today. (id:60626)

3 Bedroom 3 Bathroom 2,092 ft2

Royal LePage-Comox Valley (Cv)

For sale
$2,200,000
40265 37 HIGHWAY, Cassiar, British Columbia

40265 37 Highway

Cassiar, British Columbia

Established “turnkey” Lodge & Campground is nestled in a tranquil mountain setting on 20 acres in BC's golden triangle. This breathtaking property boasts an impressive 600' of lake frontage on Eddontenajon Lake where guests can enjoy swimming, trout fishing, canoeing and more. There are 30 serviced RV sites, numerous dry sites, dump-station & 10 river canoes. A float plane business could be a promising venture. Tourist traffic is steadily increasing. Easy access to the lake off Hwy 37, the Alaska Connection, with gravel driveway that extends directly from the property gate to the waters' edge. A 10 room motel plus 5 stand-alone cabins are fully serviced with power & 3-piece bathroom. 3 cabins have small kitchenettes, equipped with propane stove & all units have a small fridge, microwave & TV. Motel rooms & Lodge are all heated with an outdoor wood boiler. Kitchen has been updated for commercial use and Lodge is set up to be able to supply food services. Plenty of potential to expand. (id:60626)

Comfree

For sale
$2,200,000
1054 FAIR-LEE PARK ROAD, Muskoka Lakes, Ontario

1054 Fair-Lee Park Road

Muskoka Lakes, Ontario

Welcome to a rare & exceptional offering on Lake Rosseau - an extraordinary waterfront lot in one of Muskoka's most prestigious & peaceful settings. Located on road-accessible Royal Muskoka Island, this flat, level lot enjoys prime southwest exposure, giving you all-day sun & magical evening sunsets. Nestled in a quiet bay, its naturally sheltered from wind, boat traffic, & spring ice, offering calm waters perfect for all water activities & relaxing lakeside. The shoreline is a dream: shallow, sandy, & gradually deepening, ideal for kids, pets, & swimmers of all ages. A unique half-moon shaped rock point adds charm & space for soaking up the views or launching your kayak. Across the quiet road, a forested hillside rises over 100 feet, offering privacy & protection from cold north winds. The setting is quiet & serene, near the end of a dead-end road with only local traffic passing by. As part of the Royal Muskoka Island community, you'll have the option to join the islands association, which owns/maintains 32 acres of shared land just a 5-minute stroll away, complete with tennis, pickleball, walking trails, a soccer field, picnic areas, & more. With year-round municipal road access & brand new Bell fibre optic internet available, you're all set for work, play, or peaceful weekend escapes, no matter the season. Lots like this don't come around often. Flat, southwest-facing, with a protected bay & idyllic rock point, this is Lake Rosseau living at its finest, ready for your dream build. (id:60626)

0 - 699 ft2

Forest Hill Real Estate Inc.

For sale
$2,200,000
327 CARMEL Crescent, Okanagan Falls, British Columbia

327 Carmel Crescent

Okanagan Falls, British Columbia

Majestic Mediterranean one of a kind residence. Gorgeous panoramic lake and mountain views in a quiet rural atmosphere. Sumptuous finishings throughout, with some much attention to details it must be viewed to be appreciated. Custom everything! Marble tile floors and hand crafted wooden millwork walls throughout. A large outdoor pool and outdoor spaces including front and poolside gazebos. This home speaks luxury from the electric wrought iron entrance gate, to the delicately detailed masonry work throughout the property, to all the beautiful interior finishes. (id:60626)

4 Bedroom 3 Bathroom 3,556 ft2

Century 21 Premier Properties Ltd.

For sale
$2,200,000
339 MARY STREET, Niagara-on-the-Lake, Ontario

339 Mary Street

Niagara-On-The-Lake, Ontario

Upscale Commercial Opportunity in Historic Niagara-on-the-Lake. Situated in the heart of one of Ontarios most iconic and charming towns, this fully renovated commercial building offers a rare blend of elegance, versatility, and investment potential. Ideal for professionals, wellness practitioners, or entrepreneurs, this turn-key property allows you to operate your business from one unit while leasing the other to offset costs and build equity. The building features two units; the first consists of 9 private offices, a large boardroom, two accessible washrooms, one kitchenette, and a fully finished basement for additional office or storage use. The second unit consists of four private offices, a large boardroom, an assessible washroom and automated doors. No detail has been overlooked from the new roof and expertly restored exterior to the brand-new asphalt parking lot, concrete walkways, underground drainage system, and full irrigation with landscape lighting. Designed to function as two separate commercial units or one expansive professional space, this is a unique opportunity to invest in style, function, and prime location. Experience the perfect fusion of heritage charm and modern sophistication. (id:60626)

3,250 ft2

Revel Realty Inc.

For sale
$2,200,000
6651 Buchanan Road, Coldstream, British Columbia

6651 Buchanan Road

Coldstream, British Columbia

10.04 acre parcel in the Coldstream area of the Okanagan Valley. This residence boasts over 3,100 square feet of living space, featuring four bedrooms, three bathrooms, a double car garage, and renovations throughout. The living room offers vaulted ceilings to get excess natural light in from your valley views ahead, while your kitchen has stainless steel appliances. Off your deck, you can overlook your private garden/yard area, fenced in for convenience for any dogs. While you drive up the tree lined driveway, you pass by your extensive hay fields, irrigated with dedicated irrigation water; the land could be suitable for a variety of crops. The property is set up perfectly for equestrian uses, with a large barn (with hay loft), extensive cross fencing, and a flat, sanded riding arena (uncovered) at the top of the property. There are two dedicated paddocks with shelters. The insulated three bay workshop (with one pass-through stall) is perfect for a home based business, storage, extra covered parking, and more. This is a perfect hobby-farm or equestrian retreat, with significant dollars invested into the land, the home, and the two large outbuildings to help service any agricultural uses. The equipment/irrigation equipment may be negotiable. (id:60626)

4 Bedroom 3 Bathroom 3,137 ft2

Sotheby's International Realty Canada

For sale
$2,203,500
4 RUMBLE COURT, Springwater, Ontario

4 Rumble Court

Springwater, Ontario

Welcome to 4 Rumble Court where the beauty of nature meets the promise of your dream home. Tucked away on a generous, tree-lined lot in the heart of Hillsdale, this enchanting property backs onto a serene forested backdrop, offering unmatched privacy and a sense of peaceful escape. Imagine waking up to birdsong, sipping your morning coffee in the quiet hush of the trees, and ending your day under a sky full of stars. With the talented team at MG Homes ready to bring your custom vision to life, this is more than just a place to build; it's a place to belong. All this, just 15 to 20 minutes from the conveniences of Barrie and Midland, yet miles away from the noise. Come discover where your forever begins. Image is for Concept Purposes Only. Build-to-Suit Options available. 3000sqft. (id:60626)

4 Bedroom 2 Bathroom 2,500 - 3,000 ft2

Century 21 B.j. Roth Realty Ltd.

For sale
$2,225,000
22854 PRATT SIDING ROAD, Southwest Middlesex, Ontario

22854 Pratt Siding Road

Southwest Middlesex, Ontario

Two amazing parcels in Southwest Middlesex now available - sold as a package - 22854 Pratt Siding features: 2 bedroom bungalow with two living rooms, four pc bathroom, functional kitchen and dining, and unfinished basement with potential for more living space; approximately 49 acres workable random tiled land; and multiple outbuildings including a 30' by 70' livestock barn 40' by 70' pole barn, 30' by 60' drive shed and two coveralls (40' by 80' each). 22758 Pratt Siding is a 52 acre parcel with approximately 22 systematically tiled workable acres. The remainder is in bush, which has not been logged in the last 20+ years. Two parcels just across the road from each other make a nice package for those looking to set down roots in the country or as an addition to existing land base. (id:60626)

1 Bathroom 1,452 ft2

Royal LePage Triland Realty

For sale
$2,225,000
22758 PRATT SIDING ROAD, Southwest Middlesex, Ontario

22758 Pratt Siding Road

Southwest Middlesex, Ontario

Two amazing parcels in Southwest Middlesex now available - sold as a package - 22854 Pratt Siding features: 2 bedroom bungalow with two living rooms, four pc bathroom, functional kitchen and dining, and unfinished basement with potential for more living space; approximately 49 acres workable random tiled land; and multiple outbuildings including a 30' by 70' livestock barn 40' by 70' pole barn, 30' by 60' drive shed and two coveralls (40' by 80' each). 22758 Pratt Siding is a 52 acre parcel with approximately 22 systematically tiled workable acres. The remainder is in bush which has not been logged in the last 20+ years. Two parcels just across the road from each other make a nice package for those looking to set down roots in the country or as an addition to existing land base. (id:60626)

1 Bathroom 53 Acres

Royal LePage Triland Realty

For sale
$2,225,000
22854 PRATT SIDING ROAD, Southwest Middlesex, Ontario

22854 Pratt Siding Road

Southwest Middlesex, Ontario

Two amazing parcels in Southwest Middlesex now available - sold as a package - 22854 Pratt Siding features: 2 bedroom bungalow with two living rooms, four pc bathroom, functional kitchen and dining, and unfinished basement with potential for more living space; approximately 49 acres workable random tiled land; and multiple outbuildings including a 30' by 70' livestock barn 40' by 70' pole barn, 30' by 60' drive shed and two coveralls (40' by 80' each). 22758 Pratt Siding is a 52 acre parcel with approximately 22 systematically tiled workable acres. The remainder is in bush, which has not been logged in the last 20+ years. Two parcels just across the road from each other make a nice package for those looking to set down roots in the country or as an addition to existing land base. (id:60626)

2 Bedroom 1 Bathroom 1,100 - 1,500 ft2

Royal LePage Triland Realty

For sale
$2,225,000
352 UXBRIDGE PICKERING TLINE ROAD, Uxbridge, Ontario

352 Uxbridge Pickering Tline Road

Uxbridge, Ontario

A Rare Countryside Gem 21 Acres with Bungalow, Barn, and Endless Possibilities. Experience the perfect blend of comfort, charm, and country living on this expansive 21-acre farm. An ideal retreat for those seeking space to grow, relax, or create a fulfilling rural lifestyle. Tucked away in a peaceful setting, the heart of the property is a warm and inviting bungalow offering over 1,400 sq. ft. of well-kept living space. Inside, you'll find a layout designed for ease and comfort, enhanced by a sunroom added in 2000 that brings in soft natural light and offers the perfect spot to unwind and enjoy panoramic views of the land. Recent updates ensure peace of mind and convenience: the roof and gutters were replaced in 2021, a new sump pump was installed in 2022, and the kitchen was tastefully refaced in 2024 blending modern touches with timeless charm. Other home essentials, like windows (2000) and furnace (2001), continue to serve with reliability. Beyond the home, the property offers impressive outbuildings and infrastructure to support a wide variety of uses. The standout feature is a massive 2,200+ sq. ft. barn ideal for agricultural ventures, livestock, equipment storage, or even a future event space. A detached double car garage with remote doors adds further utility and ease, while the generous parking area provides plenty of room for guests, machinery, or recreational vehicles. Whether you're dreaming of starting a hobby farm, cultivating crops, hosting outdoor gatherings, or simply escaping the bustle of the city, this property offers space and flexibility to bring your vision to life. With fertile land, serene views, and updated amenities, this is more than a home its a lifestyle waiting to unfold. Your country dream starts here. (id:60626)

3 Bedroom 2 Bathroom 1,100 - 1,500 ft2

RE/MAX Premier Inc.

For sale
$2,225,000
11120 RIVER ROAD, Delta, British Columbia

11120 River Road

Delta, British Columbia

Great development and investment potential. Property has a potential to be a part of land assembly alongside the neighbouring property at 9401 Ebor Road Delta (listed on MLS). Combined lot size is total 36,544 plus square feet. Potential to develop into single family homes, row houses or coach houses, town houses etc. Buyer and buyer's agent should confirm zoning details from the City of Delta. SOLD AS IS, WHERE IS. (id:60626)

4 Bedroom 2 Bathroom 1,871 ft2

RE/MAX Bozz Realty

For sale
$2,225,000
23 GRACE LAKE COURT, Vaughan, Ontario

23 Grace Lake Court

Vaughan, Ontario

Welcome To This Luxury Home In Prestigious Kleinburg Which Provides Privacy & Nature. A Premium Lot Pleasantly Facing A Green Space (Conservation Area) With No Direct Neighbour In Front Open Concept 5 Bedroom 6 Washrooms. With Fully Finished Basement, Over 200K In Upgrades, Luxurious Chandeliers. Wainscoting Throughout Custom Ceiling. Stunning Custom Kitchen With Open Concept Layout To Family Room With Bay Windows And Gas Fireplace With Walkout To Fully Landscaped Backyard, Lengthy Driveway Fits 4 Cars Plus Leads Into Private 2 Car Garage. 2 Washrooms In The Basement ** Approx. 5800 Total Living Space ** (id:60626)

5 Bedroom 6 Bathroom 3,500 - 5,000 ft2

Royal LePage Real Estate Services Ltd.

For sale
$2,229,000
110 VELMAR DRIVE, Vaughan, Ontario

110 Velmar Drive

Vaughan, Ontario

Looking for a New Place to Call Home with a Growing Family? Welcome to 110 Velmar Drive in the Prestigious and High Demand Area of Weston Downs. Double Door Cathedral Ceiling Entrance, 9 Feet Ceilings Throughout Main Floor, Grand Staircase, Wonderful Layout, Large Spacious Rooms. Approx 4,034 square feet not including the Unfinished Basement. Den & Laundry Room on Main Floor, Service Stairs to Large Basement. Family Size Kitchen with Granite Counter Tops, Centre Island and Walk Out to Large Deck. Very Spacious Primary Bedroom with Sitting Area, 6 piece bath, His/Hers Closets. Every Bedroom is Connected to an Ensuite Bath. Parquet Dark Stained Floors Throughout. Fully Fenced Backyard for Kids to Play. 3 Car Garage with Wide Interlocking Driveway. 6 Car Parking. Amazing Area to Raise a Family. Close to Hwy 400/427, Transit, Schools, Parks, The National Golf Club, Vaughan Hospital, Wonderland, Restaurants, Vaughan Mills Mall for Shopping, Kortright Centre for Nature Walks, and Much More!! (id:60626)

4 Bedroom 4 Bathroom 3,500 - 5,000 ft2

Sotheby's International Realty Canada

For sale Open House
$2,230,000
107 6688 PEARSON WAY, Richmond, British Columbia

107 6688 Pearson Way

Richmond, British Columbia

Rarely available 2-storey townhouse at 2 River Green. This meticulously maintained 1710 sf home feels like new, and comes with 3 Parking 1 Locker. The functional floor plan offers spacious living with modern touches. Ground floor has a large den that can easily be converted into an additional bedroom. Enjoy seamless indoor-outdoor living with a spacious private patio right off the living area. The living areas feature soaring ceilings over 10 ft high. State-of-the-art Miele appliance package and built in Smart Home Auto System. Top floor offers 2bed2bath & family room that provide a quiet relaxation space. Upgraded with luxurious chandelier, smart toilet, kitchen faucet, and blackout curtains throughout the house. Unobstructed park and river views. Quiet location avoids noise from entrance (id:60626)

3 Bedroom 3 Bathroom 1,710 ft2

Luxmore Realty

For sale
$2,235,000
1464 St. Patrick St, Oak Bay, British Columbia

1464 St. Patrick St

Oak Bay, British Columbia

Lovely South Oak Bay home located just a short walk to the heart of the Village and all of the shops, restaurants and amenities. This 2009 built home boasts an open floor plan with hardwood floors, vaulted ceilings, a bright fully renovated kitchen with island, stainless appliances, quartz counter tops and Thomas Birch Cabinetry all open to the dining area with French doors leading to the west facing back garden and patio. The main floor also has the primary bedroom with 5 piece ensuite, laundry and a multi purpose family room, home office or potential for additional accommodation. The upper floor has 3 more bedrooms one with a patio overlooking the rear yard and 2 more bathrooms. There is also a detached double car garage with attic storage, and a lovely patio area overlooking the sun filled fully fenced garden. Close to Windsor Park, Willows Beach, all levels of private and public schools and the Oak Bay Marina. (id:60626)

4 Bedroom 4 Bathroom 2,708 ft2

Engel & Volkers Vancouver Island

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