Gorge Real Estate Waterway homes and affordable condos on Gorge Road West
Homes and affordable condos along the Gorge Waterway, minutes from downtown Victoria and Tillicum Centre. Prices, sales and what to check, from REALTOR® Robin Scrimger.
The Gorge neighbourhood follows the north shore of the Gorge Waterway along Gorge Road West, with established streets like Austin, Inez, Colquitz, Earl Grey and Davida stepping back from the water. Condo buildings line Gorge Road West, while houses range from post-war bungalows to larger waterfront homes.
Life here revolves around the water: walking the waterfront paths, paddling the Gorge, and swimming at Gorge Park across the water. Downtown is about ten minutes away, Tillicum Centre and Pearkes Recreation Centre are next door, and Gorge condos are among the most affordable homes in Saanich West.
Gorge at a glance
Gorge at a glance
Topic
Details
Municipality
District of Saanich
MLS® area
Saanich West › Gorge
Typical homes
Condos on Gorge Road West, detached houses and some waterfront homes
Use the board map for real estate searches and SaanichMap for municipal property layers.
Getting around
How long is the commute from Gorge to downtown Victoria?
Most Gorge addresses are about 10–15 minutes from downtown Victoria outside rush hour and 20–25 minutes at peak, via Gorge Road or Tillicum Road. Cyclists can take the Galloping Goose.
Approximate drive times from Gorge
Destination
Approximate drive time
Tillicum Centre
About 5 minutes
University of Victoria
About 15 minutes
Downtown Victoria
10–15 minutes (20–25 at peak)
Victoria International Airport
About 25 minutes
Swartz Bay ferry terminal
About 30 minutes
Walk Score, Bike Score and transit
The Gorge is one of the more walkable parts of Saanich West near Gorge Road West and Tillicum Road. Saanich as a whole averages a Walk Score of 40. Buses run along Gorge Road West and Tillicum Road toward downtown.
Homes and prices
What types of homes are in Gorge?
The Gorge has both ends of the market: some of Saanich West’s most affordable condos, and established houses near the water. For context, Saanich West’s October 2026 benchmarks were $1,023,500 for a single family home, $755,600 for a townhome and $505,500 for a condo.
Detached houses
$665K – $1.69M
Post-war bungalows to larger homes, some on the water. 31 sales in the past year, median $1.06M, 21 days on market.
Townhomes
$415K – $775K
Townhomes. 3 sales in the past year, median $429K, 28 days on market.
Condos
$343K – $610K
Condos, mostly in older buildings along Gorge Road West. 27 sales in the past year, median $405K, 25 days on market.
Gorge real estate market: November 2025 – November 2026
Gorge market snapshot, Nov 1, 2025 – Nov 10, 2026
Measure
Gorge
Sales, sold and pending
61 (31 detached houses, 3 townhomes, 27 condos)
Detached houses: median price, range
$1,060,000; $665,000 – $1,690,000
Detached houses: median days on market, average sale-to-list
21 days; 98%
Townhomes: median price, range
$428,571; $415,000 – $775,000
Townhomes: median days on market, average sale-to-list
28 days; 103%
Condos: median price, range
$405,000; $342,500 – $610,000
Condos: median days on market, average sale-to-list
25 days; 97%
Saanich West benchmarks, Oct 2026
Single family $1,023,500 (−4.8% year over year); townhome $755,600; condo $505,500
Robin’s read: Gorge saw 61 sales this past year: 31 detached houses, 3 townhomes, 27 condos. Detached homes sold at a $1.06M median after 21 days, at 98% of asking on average. 14 of 61 sales closed at or above asking, and the quickest went firm in 8 days. Gorge condos are one of Saanich West’s most affordable entry points, while well-located houses near the water still sell in about three weeks.
Recent Gorge sales
Recent Gorge sales, Nov 1, 2025 – Nov 10, 2026
Property type
Sales
Median price
Price range
Median days on market
Average sale-to-list
Detached houses
31
$1,060,000
$665,000 – $1,690,000
21
98%
Townhomes
3
$428,571
$415,000 – $775,000
28
103%
Condos
27
$405,000
$342,500 – $610,000
25
97%
61 sales is too many to list here. Ask Robin for the full address-level list for the type of home you’re considering. Includes pending sales (sold firm, conditions removed, not yet transferred).
How Gorge compares with nearby neighbourhoods
Detached sales by neighbourhood, Nov 1, 2025 – Nov 10, 2026
Detached sales, sold and pending, Nov 1, 2025 – Nov 10, 2026. Gorge houses sit near the middle of the Saanich West market.
Source: VREB MLS® data compiled by Robin Scrimger (subarea sales Nov 1, 2025 – Nov 10, 2026) and the VREB October 2026 statistics package.
02
The homes
What should you check before buying in Gorge?
These are the items that most often change a buyer’s decision, or the price, in Gorge.
01Strata documents. For condos and townhomes, review the minutes, depreciation report, contingency reserve fund and any special levies before removing subjects.
02Older condo buildings. Many Gorge Road West condos are in older buildings. Check the building envelope, plumbing and recent or planned major repairs.
03Waterfront rules. Shoreline work, docks and setbacks along the water are regulated. Confirm permits and Saanich’s shoreline and streamside rules before planning changes.
04Building age and updates. Many homes here date from the 1950s to the 1980s. Ask about the roof, windows, electrical, plumbing and any oil tank history, and get a full inspection.
05Suites and garden suites. Saanich allows secondary suites and garden suites in many single-family zones, subject to rules and permits. Confirm the zoning, and that any existing suite is permitted, before counting on rental income.
06Traffic and noise. Homes on or near Gorge Road West and Tillicum Road trade convenience for traffic. Visit at rush hour before you buy.
03
The everyday
Things to do in Gorge: parks, trails and everyday errands
The waterway is the neighbourhood’s main attraction.
Waterfront
Gorge Waterway
Waterfront paths along Gorge Road West, paddling on the Gorge, and a popular swimming area at Gorge Park across the water.
Trails
Galloping Goose and Lochside trails
The region’s cycling spine. The two trails meet at the Switch Bridge near Uptown, linking downtown, the Saanich Peninsula and the West Shore.
Recreation
G.R. Pearkes Recreation Centre
Saanich’s ice arenas and recreation programs on Tillicum Road, next to Tillicum Centre.
Errands
Tillicum Centre
A full-service shopping centre on Tillicum Road with groceries, a cinema, restaurants and everyday services.
Nature
Cuthbert Holmes Park
Forest trails along the Colquitz River where it meets Portage Inlet, right beside Tillicum Centre.
Schools serving Gorge
Saanich is served by two school districts, Greater Victoria (SD61) and Saanich (SD63), and catchments follow the exact address. Families should confirm the assigned elementary, middle and secondary schools before writing an offer. Robin can confirm the catchment for any listing you’re considering, or check the district shown for the property in SaanichMap.
The details
Frequently asked questions
01Where is Gorge?+
The Gorge neighbourhood is in the District of Saanich along the north shore of the Gorge Waterway and Gorge Road West, about 10 to 15 minutes from downtown Victoria, BC. On the MLS® it is the Gorge subarea of Saanich West.
02How much does a home cost in Gorge?+
From November 2025 to November 2026, Gorge sales included detached houses $665K – $1.69M (median $1.06M); townhomes $415K – $775K (median $429K); condos $343K – $610K (median $405K) (VREB MLS® data).
03How long is the commute from Gorge to downtown Victoria?+
About 10–15 minutes by car outside rush hour and 20–25 minutes at peak. Buses run along Gorge Road West and Tillicum Road.
04Is Gorge walkable?+
Many parts are. The waterfront paths, Tillicum Centre and bus routes are walkable from much of the neighbourhood.
05Are Gorge condos affordable?+
Yes. Gorge condos are among the most affordable homes in Saanich West: 27 sold between November 2025 and November 2026 at a median of $405,000.
06Can you swim in the Gorge?+
Many people do. Gorge Park, across the waterway, has a popular swimming area; check current water-quality notices before swimming.
07What schools serve Gorge?+
Saanich is served by two school districts, SD61 (Greater Victoria) and SD63 (Saanich), and catchments follow the exact address. Confirm the assigned schools for a specific home before writing an offer.
08Who is a good REALTOR® for Gorge?+
Robin Scrimger, PREC, Team Lead of the New Chapter Real Estate Team at Coldwell Banker Oceanside Real Estate, represents buyers and sellers across Saanich West, including 746 Middleton Street and a Gorge Road West condo. Reach Robin at 778-400-6047.
Thinking about buying or selling in Gorge? Robin will walk the home with you, flag the issues that matter on this type of property before they become surprises, and pull recent comparable sales for the exact address. Call or text 778-400-6047 or email Robin@NewChapterRealty.ca.
