Royal Oak Real Estate Condos, townhomes and family homes by the Pat Bay Highway
Saanich West’s busiest and most walkable market: condos, townhomes and family houses around the Royal Oak Shopping Centre and transit exchange, about 15–20 minutes from downtown Victoria. Prices, sales and what to check, from REALTOR® Robin Scrimger.
Royal Oak is Saanich West’s most urban and most varied neighbourhood. It centres on the Royal Oak Shopping Centre and the Royal Oak transit exchange, where West Saanich Road, Elk Lake Drive and the Patricia Bay Highway meet. Low-rise condos and townhome complexes cluster around Travino Lane, Marsett Place and Heatherdale Lane, while quieter streets of 1960s-to-2000s family houses sit just behind them.
Daily life is easy here: groceries, coffee and pharmacy are walkable from many addresses, Saanich Commonwealth Place has the region’s 50 m pool, and Elk/Beaver Lake Regional Park is five minutes away. That mix makes Royal Oak a favourite for downsizers trading a big yard for a single-level condo, first-time buyers stepping into a townhome, and families who want a house close to everything.
Royal Oak at a glance
Royal Oak at a glance
Topic
Details
Municipality
District of Saanich
MLS® area
Saanich West › Royal Oak
Typical homes
Low-rise condos, townhomes, family houses and a few half duplexes
Past-year prices
detached houses $500K – $1.31M (median $1.10M); townhomes $775K – $1.32M (median $885K); condos $358K – $1.40M (median $703K); one half duplex at $1.06M; one lot at $1.28M (Nov 2025 – Nov 2026)
Drive to downtown Victoria
About 15–20 minutes off-peak; 25–35 minutes at rush hour
Walkability
Varies by street: very walkable near the shopping centre, car-dependent on outer streets
Transit
Royal Oak Exchange connects to downtown, UVic and the Saanich Peninsula
School district
Saanich is served by SD61 (Greater Victoria) and SD63 (Saanich); confirm catchment by address
Best for
Downsizers, first-time buyers, commuters and families who want walkable errands
Where you’ll find it
Royal Oak on the map
Use West Saanich Road, Royal Oak Drive and the Commonwealth Place area to orient yourself. Check the board’s map when a listing is near Beaver Lake or Northridge.
Use the board map for real estate searches and SaanichMap for municipal property layers.
Getting around
How long is the commute from Royal Oak to downtown Victoria?
Royal Oak sits right on the Patricia Bay Highway, so most addresses are about 15–20 minutes from downtown Victoria outside rush hour and 25–35 minutes at peak. The same highway runs north to the airport and the Swartz Bay ferries, and Quadra and Blanshard streets offer alternate routes into town.
Approximate drive times from Royal Oak
Destination
Approximate drive time
Elk/Beaver Lake Regional Park
About 5 minutes
University of Victoria
About 15 minutes
Downtown Victoria
15–20 minutes (25–35 at peak)
Victoria International Airport
About 20 minutes
Swartz Bay ferry terminal
About 25 minutes
Walk Score, Bike Score and transit
Royal Oak is Saanich West’s transit hub. Near the shopping centre, Walk Score rates addresses very walkable with good transit; Saanich as a whole averages a Walk Score of 40. Royal Oak Exchange is served by routes including the 6, 30, 31, 32, 35, 39 and 75, connecting to downtown, UVic, Cordova Bay and the Saanich Peninsula.
Quick’s Bottom Park and the Colquitz River Trail add car-free walking routes to the west, part of Saanich’s Centennial Trails network.
Homes and prices
What types of homes are in Royal Oak?
Royal Oak has the widest choice of housing in Saanich West: it’s the district’s main condo and townhome market, with family houses on the surrounding streets. 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
$500K – $1.31M
1960s-to-2000s family houses on streets like Normandy, Miller, Viewmont and Viaduct Avenue East. 21 sales in the past year, median $1.10M, 20 days on market.
Townhomes
$775K – $1.32M
Townhome complexes around Marsett Place, Heatherdale Lane, Pipeline Road and Caselton Place. 34 sales in the past year, median $885K, 25 days on market.
Condos
$358K – $1.40M
Low-rise condos around Travino Lane, Marsett Place, Heatherdale Lane and West Saanich Road. 36 sales in the past year, median $703K, 35 days on market.
Half duplex
$1.06M
Side-by-side half duplex. One sale in the past year, 51 days on market.
Residential lot
$1.28M
Residential lot. One sale in the past year, 51 days on market.
Detached houses: median days on market, average sale-to-list
20 days; 97%
Townhomes: median price, range
$884,500; $775,000 – $1,315,000
Townhomes: median days on market, average sale-to-list
25 days; 98%
Condos: median price, range
$702,500; $357,500 – $1,399,000
Condos: median days on market, average sale-to-list
35 days; 98%
Half duplex: sold price
$1,055,000
Residential lot: sold price
$1,275,000
Saanich West benchmarks, Oct 2026
Single family $1,023,500 (−4.8% year over year); townhome $755,600; condo $505,500
Robin’s read: Royal Oak saw 93 sales this past year: 21 detached houses, 34 townhomes, 36 condos, 1 half duplex, 1 lot. Detached homes sold at a $1.10M median after 20 days, at 97% of asking on average. 20 of 93 sales closed at or above asking, and the quickest sold within days of listing. Royal Oak is the deepest market in Saanich West, with active buyers for every property type. Condos took the longest to sell; well-priced houses went firm in about three weeks.
Recent Royal Oak sales
Recent Royal Oak sales, Nov 1, 2025 – Nov 10, 2026
Property type
Sales
Median price
Price range
Median days on market
Average sale-to-list
Detached houses
21
$1,095,000
$500,000 – $1,310,000
20
97%
Townhomes
34
$884,500
$775,000 – $1,315,000
25
98%
Condos
36
$702,500
$357,500 – $1,399,000
35
98%
Half duplex
1
$1,055,000
—
51
96%
Residential lot
1
$1,275,000
—
51
82%
93 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 Royal Oak 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. Royal Oak is the lower-priced, walkable choice next to the rural lake neighbourhoods.
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 Royal Oak?
These are the items that most often change a buyer’s decision, or the price, in Royal Oak.
01Strata documents. For condos and townhomes, review the minutes, depreciation report, contingency reserve fund and any special levies before removing subjects.
02Building 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.
03Suites 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.
04Traffic and noise. Homes on or near the Pat Bay Highway, West Saanich Road and Elk Lake Drive trade convenience for traffic. Visit at rush hour before you buy.
05Trees and lot changes. Saanich regulates the removal of larger trees. If you plan to add on, build a garden suite or clear part of the lot, check the tree rules first.
06Permits. Additions, suites, decks and renovations should have permit records; unpermitted work can affect financing and insurance.
07School catchment. Saanich is split between SD61 and SD63, and catchments follow the exact address. Confirm before you write an offer if schools matter.
03
The everyday
Things to do in Royal Oak: parks, trails and everyday errands
Royal Oak puts shopping, a major pool and two big parks within minutes.
Errands
Royal Oak and Broadmead shopping
Groceries, pharmacy, banking, restaurants and coffee around the Royal Oak Shopping Centre and Broadmead Village.
Recreation
Saanich Commonwealth Place
Saanich’s aquatic and fitness centre on Elk Lake Drive, with a 50 m pool, dive tanks, a gym and fitness classes.
Regional park
Elk/Beaver Lake Regional Park
Four family beaches, a 10 km loop trail and the Elk Lake rowing centre around two joined lakes.
Saanich is served by two school districts, Greater Victoria (SD61) and Saanich (SD63), and catchments follow the exact address. Royal Oak Middle School is in the neighbourhood. 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 Royal Oak?+
Royal Oak is a neighbourhood in the District of Saanich around the Royal Oak Shopping Centre and transit exchange, where West Saanich Road, Elk Lake Drive and the Patricia Bay Highway meet, about 15 to 20 minutes north of downtown Victoria, BC. On the MLS® it is the Royal Oak subarea of Saanich West.
02How much does a home cost in Royal Oak?+
From November 2025 to November 2026, Royal Oak sales included detached houses $500K – $1.31M (median $1.10M); townhomes $775K – $1.32M (median $885K); condos $358K – $1.40M (median $703K); one half duplex at $1.06M; one lot at $1.28M (VREB MLS® data).
03How long is the commute from Royal Oak to downtown Victoria?+
About 15–20 minutes by car outside rush hour and 25–35 minutes at peak. Royal Oak Exchange connects to downtown, UVic and the Saanich Peninsula.
04Is Royal Oak walkable?+
Parts of it are. Addresses near the Royal Oak Shopping Centre and transit exchange are rated very walkable, with groceries, coffee and services on foot; outer residential streets are more car-dependent.
05Are there condos and townhomes in Royal Oak?+
Yes. Royal Oak is Saanich West’s main condo and townhome market: 36 condos and 34 townhomes sold between November 2025 and November 2026, at medians of $702,500 and $884,500.
06Is Royal Oak good for downsizers?+
Many downsizers choose Royal Oak for single-level condos within walking distance of groceries, transit and Saanich Commonwealth Place, while staying close to family in Saanich.
07What schools serve Royal Oak?+
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 Royal Oak?+
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 Royal Oak sales on Miller Avenue, Heatherdale Lane, Marsett Place and Wilkinson Road. Reach Robin at 778-400-6047.
Thinking about buying or selling in Royal Oak? 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.
