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$1,234,000Victoria neighbourhood · British Columbia
James Bay Real Estate Ocean views, heritage homes and a village between the harbour and Dallas Road
James Bay sits between the Inner Harbour and the open ocean, with heritage homes, condo buildings with water views and its own village. It’s Victoria’s oldest residential neighbourhood and one of its most walkable.
Median condo price$732,500 (past year)
Median detached price$1.4575M (past year)
MLS® areaVictoria › James Bay
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The story
What is it like to live in James Bay?
Water on three sides, a village in the middle.
James Bay has the Inner Harbour on one side, Dallas Road and the Strait of Juan de Fuca on another, and Beacon Hill Park to the east. In the middle, James Bay Village on Menzies Street has groceries, cafés and a pharmacy, and the BC Legislature and Royal BC Museum are a short walk away.
The homes are a mix of Victorian and Edwardian houses, older rental buildings and condo towers along the waterfront. It suits downsizers, retirees and professionals who want to walk to Downtown and the ocean. The trade-off is summer crowds near the harbour and cruise ship traffic around Ogden Point.
Where you’ll find it
Where is James Bay?
Between the Inner Harbour and the open ocean.
James Bay sits directly south of Downtown, across the Inner Harbour from Victoria West, with Beacon Hill Park and Fairfield West to the east. Dallas Road runs along the southern shoreline from Ogden Point to Beacon Hill.
WaterInner Harbour, Fisherman’s Wharf and Dallas Road
VillageJames Bay Village on Menzies Street
DowntownA 10–15 minute walk
JAMES BAY · THE PAST 12 MONTHS
How much do homes cost in James Bay?
What sold, and how fast.
From November 2025 to November 9, 2026, the James Bay report recorded 158 sold and pending listings: 136 sold and 22 pending. Here’s the breakdown by property type.
| Property type | Sold + pending | Sold / pending | Median price | Typical range | Median days on market | Sale-to-list |
|---|---|---|---|---|---|---|
| Detached homes | 21 | 18 / 3 | $1,457,500 | $960,000–$1,610,000 | 21 | 97.5% |
| Townhomes | 24 | 19 / 5 | $891,000 | $782,500–$1,102,500 | 46 | 97.4% |
| Condos / apartments | 104 | 90 / 14 | $732,500 | $568,675–$909,188 | 29.5 | 98.1% |
| Duplexes, triplexes & fourplexes | 8 | 8 / 0 | $1,267,500 | $1,123,875–$1,406,250 | 23.5 | 97.6% |
| Residential land | 1 | 1 / 0 | $1,246,350 | $1,246,350 | 113 | 97.8% |
Reading the numbers
Condos made up 104 of James Bay’s 158 sold and pending records, with a median price of $732,500 and a median of 29.5 days on market. Detached homes had a median of $1,457,500 across 21 records, at 21 median days. Townhomes had a median of $891,000 across 24 records, at 46 median days. Figures for residential land rest on fewer than five records, so treat them as a guide only. Across all property types, homes sold for a median of 97.8% of their final list price; 15% sold over asking, and 21% had a price reduction before selling.
Source: VREB MLS® sold and pending records for James Bay, November 2025 to November 9, 2026, via Matrix, compiled by Robin Scrimger. Pending means sold firm but not yet transferred to the buyer; pending prices are the agreed sale price. Sale-to-list compares the sale price with the final list price. The typical range is the middle half of prices; categories with fewer than four records show the full range. Medians are not the MLS® HPI benchmark or an appraisal, and categories with fewer than five records can swing on a single sale.
Ask Robin for comparable sales on your street
Robin’s read
James Bay is Victoria’s premium condo market. Its 104 condo records had a $732,500 median, the highest of any large condo market in the city and about $230,000 above Downtown. Detached homes, many over a century old, sold in a median of 21 days at $1.4575 million. Townhomes were the slow segment, at 46 median days. If you’re a downsizer selling a house elsewhere, James Bay gives you water, walkability and a strong resale market in one move.
How James Bay compares with nearby neighbourhoods
| Neighbourhood | Sold + pending | Detached median | Detached median days | Townhome median | Condo median | Sale-to-list | Sold over asking |
|---|---|---|---|---|---|---|---|
| James Bay | 158 | $1,457,500 | 21 | $891,000 | $732,500 | 97.8% | 15% |
| Downtown Victoria | 315 | $2,850,000 | 154 | $775,000 | $500,000 | 97.1% | 3% |
| Fairfield West | 128 | $1,495,000 | 21 | $864,000 | $528,100 | 98.1% | 17% |
| Rockland | 41 | $1,550,000 | 32 | $1,125,000 | $825,000 | 97.5% | 5% |
Sold and pending records by VREB MLS® area, November 2025 to November 9, 2026, compiled by Robin Scrimger. A dash means no sales of that type. See all 13 areas on the Victoria guide.
VICTORIA MARKET · OCTOBER 2026
What is the benchmark price in Victoria?
The citywide benchmark, for context.
The Victoria Real Estate Board publishes MLS® HPI benchmarks for the City of Victoria as a whole, not for James Bay on its own. In October 2026, the Victoria single-family benchmark was $1,234,000, up 3.1% from a year earlier, while condo and townhome benchmarks eased. Across Greater Victoria, 573 properties sold in October, and the board described conditions as balanced.
Request a James Bay market review02
$837,900Victoria townhome
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$492,800Victoria condo
Source: Victoria Real Estate Board, October 2026 Statistics Package (released November 2, 2026). Victoria single-family: +3.1% year over year · Victoria townhome: −3.1% year over year · Victoria condo: −2.5% year over year. A benchmark is a modelled typical home, not a median sale price or an appraisal.
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The homes
What should you check before buying in James Bay?
Views, heritage and the strata behind the suite.
James Bay has some of the oldest homes in Western Canada, with a median detached build year of about 1920. Condos range from 1970s concrete buildings to new waterfront towers, and the spread in price per square foot is wide.
For heritage homes, expect to check foundations, seismic upgrades, drainage and heritage designation rules. For condos, a protected view, a waterfront exposure and the building’s envelope history drive both price and risk.
Your James Bay buyer checklist
- 01Check heritage designation and what it means for renovations
- 02Confirm whether a view is protected or could be built out
- 03Read the depreciation report and envelope history on waterfront buildings
- 04Check rental, pet and age bylaws in older buildings
- 05Visit in summer to see harbour and cruise ship traffic
The everyday
What is daily life like in James Bay?
A walk to the water, every day.
A morning walk along Dallas Road or out the Ogden Point breakwater, fish and chips at Fisherman’s Wharf and an afternoon in Beacon Hill Park are ordinary weekends here. The village covers the everyday errands.
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Things to do
Where do locals spend their time in James Bay?
Three trips worth trying.
Ogden Point Breakwater
A long walk out into the water with mountain views on clear days.
Explore Ogden Point Breakwater ↗Fisherman’s Wharf
Floating homes, food kiosks and harbour seals.
Explore Fisherman’s Wharf ↗Emily Carr House
The artist’s birthplace, open as a museum on Government Street.
Explore Emily Carr House ↗What schools serve James Bay?
Schools close to home.
James Bay is in the Greater Victoria School District (SD61). James Bay Community School on Oswego Street serves much of the neighbourhood, and South Park Family School is nearby. Confirm the catchment for any address.
Check the exact address in SD61’s School Locator, as English and French Immersion catchments can differ, and review the district’s registration dates before you move.
A considered choice
Is James Bay your next chapter?
Who it suits, and what to compare.
James Bay makes sense if you want water and walkability, especially in a condo. If you want the same lifestyle with a house at a lower price, compare it with Fairfield West; for more choice in condos, compare it with Downtown.
The details
James Bay real estate: frequently asked questions
01How much does a condo cost in James Bay?+
James Bay condos had a median price of $732,500 over the past year, with most selling between about $570,000 and $910,000. Waterfront buildings and newer towers sit at the top. That’s about $230,000 above the Downtown condo median, which reflects the views, the quieter streets and the walk to Dallas Road.
02Is James Bay good for downsizers?+
It’s one of the most popular choices in Victoria for downsizing. Most errands are on foot, there are plenty of single-level condos, and the ocean, Beacon Hill Park and Downtown are all close. Check elevator access, age restrictions and strata finances when comparing buildings.
03How old are the houses in James Bay?+
Many are very old. The median detached home in this report was built around 1920, and some date to the 1800s. That brings heritage character and also maintenance: foundations, drainage, electrical and heritage rules all affect what a home will cost to own and change.
04Does cruise ship traffic affect James Bay?+
It can, mainly near Ogden Point and Dallas Road during the cruise season, roughly April to October. Ship days bring buses, taxis and visitors to the area. Homes deeper in the neighbourhood and away from the terminal see much less of it, so visit on a ship day if it matters to you.
Continue exploring
Nearby neighbourhoods
City of Victoria permits · City maps · B.C. strata housing guide
Homes for sale
Find homes for sale in James Bay
Be first to know.
Homes in James Bay don’t come up often on the streets people want most. Ask Robin to set up an alert for new James Bay listings that match your budget and property type, so you hear about them the day they hit the market.
YOUR VICTORIA CONTACT
Meet Robin Scrimger
Robin Scrimger · Personal Real Estate Corporation
REALTOR® & Team Lead · New Chapter Real Estate Team
Coldwell Banker Oceanside Real Estate
Whether you’re buying your first condo, upsizing for a growing family or selling a home you’ve loved for years, Robin can walk you through the streets, the recent sales and the practical details that matter in James Bay.
In the past 12 months, Robin and the New Chapter team were involved in 4 James Bay sales (4 as listing agent), and 17 across Victoria’s 13 neighbourhoods.
Ready when you are
Let’s find the place your story continues.
Thinking about buying or selling in James Bay? Talk with Robin about homes for sale, recent sales on your street, or what your home might be worth today.