Saanich West · 01
Beaver Lake
Wooded approaches, the south end of the regional park and a quieter side of the Royal Oak area.
Saanich West Real Estate: Homes for Sale & Neighbourhood Guide
Saanich West is the Victoria Real Estate Board district covering 17 neighbourhoods in western Saanich, from Gorge Waterway condos and Tillicum family homes to Royal Oak townhomes and acreage around Prospect Lake. 430 homes sold here between November 2025 and November 2026. Compare prices, commutes and lifestyle by neighbourhood with REALTOR® Robin Scrimger.
Homes for sale
Find homes in Saanich West
Ask Robin for an MLS® search filtered to the Saanich West district and the property types you want to compare.
Neighbourhoods & listings
Explore the 17 neighbourhoods
Start with the week you want. Compare an errand near Royal Oak, a waterfront walk in the Gorge or a rural address near Prospect Lake. Each guide opens on its own page.
Saanich West · 02
Elk Lake
Long lakeside walks and a north-south setting shaped by the lake and the Patricia Bay Highway.
Saanich West · 03
Gateway
A practical base near regional routes, where one block can feel quite different from the next.
Saanich West · 04
Glanford
Residential streets around Glanford Park with access to the McKenzie corridor.
Saanich West · 05
Gorge
Waterway walks, established streets and homes that can feel different just a block back from the shore.
Saanich West · 06
Granville
A rural pocket where the land, driveway and services deserve as much attention as the house.
Saanich West · 07
Interurban
Campus access, the Viaduct Flats area and a stretch of Saanich where roads and trails serve different trips.
Saanich West · 08
Layritz
Playing fields, trails and residential streets near the edge of the Interurban area.
Saanich West · 09
Marigold
Park-side errands, established homes and residential blocks between the Carey and Tillicum sides.
Saanich West · 10
Northridge
Residential streets with greenway walks and practical connections toward Royal Oak and Glanford.
Saanich West · 11
Portage Inlet
An inlet setting where views, shore access and routes to everyday services vary by property.
Saanich West · 12
Prospect Lake
Lake roads, a rural setting and properties where the approach and services are part of the decision.
Saanich West · 13
Royal Oak
Shopping and recreation close to home, with lake and trail outings nearby.
Saanich West · 14
Rudd Park
A small search area around a local park, close to the routes people use to cross town.
Saanich West · 15
Strawberry Vale
Residential pockets and green space along the transition from town toward rural Saanich.
Saanich West · 16
Tillicum
A mix of residential streets, convenient errands and easy reasons to head outside.
Saanich West · 17
West Saanich
The rural namesake of Saanich West, where road access, land and services are central to a home search.
Property photos come from the Team Portfolio. Local photos are displayed as cropped thumbnails, with photographer and licence credits on each card.
Choosing a neighbourhood
Which Saanich West neighbourhood fits you?
Start with what matters most, then compare the neighbourhoods that fit.
| If you want… | Start with |
|---|---|
| Lake and acreage living | Prospect Lake, Elk Lake, Beaver Lake, West Saanich |
| A walkable condo or townhome near shops and transit | Royal Oak, Tillicum |
| The most affordable detached house | Gateway, Tillicum, Marigold |
| The shortest commute downtown | Rudd Park, Gateway, Gorge |
| Waterfront or water views | Gorge, Portage Inlet, Prospect Lake |
| Family streets in a fast-moving market | Northridge, Glanford, Strawberry Vale, Layritz |
| Estate homes and larger lots | Granville, Prospect Lake, West Saanich |
| A newer townhome | Interurban, Gateway |
| An entry-level condo | Gorge, Tillicum, Rudd Park |
Explore the region
Saanich West area map
Use the Victoria Real Estate Board map to compare the 17 subareas and confirm where to search for listings.
Open the interactive area map
See the setting
Living in West Saanich
A closer look
Homes in Saanich West
Property photographs from West Saanich and Portage Inlet.
Market snapshot
Saanich West home prices by neighbourhood
Saanich West sales between November 1, 2025 and November 10, 2026, from VREB MLS® data compiled by Robin Scrimger. Sold and pending sales; pending means sold firm with conditions removed.
| Measure | Saanich West |
|---|---|
| Total sales | 430 (249 detached houses, 81 townhomes, 92 condos, 8 half duplexes and lots) |
| Detached houses | Median $1,080,000; 24 days on market; 97% of asking |
| Townhomes | Median $865,000; 27 days on market; 99% of asking |
| Condos | Median $494,000; 32 days on market; 97% of asking |
| MLS® HPI benchmarks, Oct 2026 | Single family $1,023,500 (−4.8% year over year); townhome $755,600; condo $505,500 |
| October 2026 sales (VREB) | 29 detached houses, 8 townhomes, 8 condos |
Robin’s read: Saanich West is really several markets in one. Detached homes range from an $890,000 median in Gateway to $1.75 million in Prospect Lake, and condos run from about $400,000 on the Gorge to $700,000 in Royal Oak. Across the district, homes sold at 97–99% of asking in about a month, consistent with the balanced market the Victoria Real Estate Board reported for October 2026. The neighbourhood you choose matters more to price than the district headline.
Detached house prices by neighbourhood
| Neighbourhood | Sales | Median price | Price range | Median days on market |
|---|---|---|---|---|
| Elk Lake | 1 | $2.15M | — | 138 |
| Prospect Lake | 14 | $1.75M | $635K – $3.65M | 32 |
| West Saanich | 7 | $1.60M | $950K – $2.60M | 29 |
| Granville | 6 | $1.54M | $1.20M – $5.49M | 34 |
| Beaver Lake | 4 | $1.36M | $1.23M – $1.54M | 36 |
| Portage Inlet | 7 | $1.30M | $1.05M – $1.67M | 21 |
| Northridge | 18 | $1.18M | $875K – $1.48M | 14 |
| Strawberry Vale | 29 | $1.18M | $800K – $2.34M | 37 |
| Rudd Park | 3 | $1.14M | $983K – $1.58M | 22 |
| Royal Oak | 21 | $1.10M | $500K – $1.31M | 20 |
| Glanford | 29 | $1.08M | $810K – $1.28M | 22 |
| Layritz | 5 | $1.07M | $975K – $1.26M | 22 |
| Gorge | 31 | $1.06M | $665K – $1.69M | 21 |
| Marigold | 18 | $958K | $686K – $1.30M | 24 |
| Tillicum | 44 | $956K | $603K – $1.60M | 22 |
| Gateway | 11 | $890K | $675K – $1.63M | 21 |
| Interurban | 1 | $880K | — | 41 |
Townhomes and condos by neighbourhood
| Neighbourhood | Townhomes | Condos |
|---|---|---|
| Royal Oak | 34 · $885K | 36 · $703K |
| Gorge | 3 · $429K | 27 · $405K |
| Tillicum | 10 · $809K | 21 · $440K |
| Gateway | 11 · $900K | 3 · $470K |
| Northridge | 8 · $753K | — |
| Glanford | 5 · $940K | 1 · $689K |
| Interurban | 5 · $1.03M | — |
| Strawberry Vale | 4 · $603K | — |
| Rudd Park | 1 · $713K | 3 · $395K |
| West Saanich | — | 1 · $655K |
What to compare beyond price
Detached houses
Compare condition, layout and usable lot area, then check the details that come with the address.
Condos and townhomes
Compare fees and building records alongside parking, storage and the floor plan.
Rural and waterfront properties
Look at services, access, drainage and usable land before relying on price per acre or square foot.
Living in Saanich West
Build a day around the places you’ll use
Try a morning on the lake, then make a few ordinary trips from the home you’re considering. Both visits tell you something about how the area fits.
Local directory
Waterway walks
Gorge Waterway Park
Walk the inlet and compare how different blocks connect to the public path.
Plan a visitLakeside trails
Elk/Beaver Lake Regional Park
Choose an entrance and check the latest park notices before you go.
Plan a visitRecreation
Pearkes and Commonwealth Place
Compare the programmes and routes you’d use during a normal week.
Plan a visitCycling and walking
Colquitz and Centennial Trails
Check the nearest public access point and the crossings on your route.
Plan a visitLake access
Prospect Lake
Check the district’s public access locations and approach before you visit.
Plan a visitGetting around
BC Transit
Try a weekday journey from the exact address, including the walk to the stop.
Plan a visitBuying thoughtfully
Look closely at the address
Lot, services and access
Check how you’ll use the lot and driveway. Ask about water, sewer or septic, and look up mapped property information before planning changes.
Strata records and everyday routes
Read the building records with the floor plan in front of you. Then try the walk to transit or the drive to the places you’ll visit most.
Saanich West real estate: frequently asked questions
Are Saanich West and West Saanich the same?
No. Saanich West is the Victoria Real Estate Board district covering 17 neighbourhoods in western Saanich. West Saanich is one of those neighbourhoods, a rural area along West Saanich Road.
How much does a home cost in Saanich West?
Between November 2025 and November 2026, Saanich West detached houses sold at a median of $1,080,000, townhomes at $865,000 and condos at $494,000 (VREB MLS® data). Prices vary widely by neighbourhood.
What is the most affordable Saanich West neighbourhood?
For houses, Gateway had one of the lowest detached medians at $890,000, with Tillicum and Marigold close behind. For condos, the Gorge, Rudd Park and Tillicum sold at medians around $400,000 to $440,000.
What is the most expensive Saanich West neighbourhood?
Prospect Lake had the highest detached median at $1.75 million, followed by West Saanich at $1.6 million and Granville at $1.54 million. The top sale in the district was a $5.49 million estate in Granville.
Where can I find lake or acreage homes in Saanich West?
Prospect Lake, Elk Lake, Beaver Lake and West Saanich are the district’s rural and lake neighbourhoods, many outside Saanich’s Urban Containment Boundary.
Where are the condos and townhomes in Saanich West?
Royal Oak is the main condo and townhome market, with 36 condos and 34 townhomes sold in the past year. The Gorge, Tillicum and Gateway also have regular condo and townhome sales.
How long is the commute from Saanich West to downtown Victoria?
It ranges from about 5 to 10 minutes from Rudd Park and Gateway to 20 to 25 minutes from rural areas like Prospect Lake and West Saanich, outside rush hour.
Is Saanich West a buyer’s or seller’s market?
Balanced, overall. The Victoria Real Estate Board described October 2026 as balanced, and Saanich West homes sold at 97 to 99% of asking in about a month. Conditions vary by neighbourhood and property type.
Which school districts serve Saanich West?
Saanich is served by two districts, SD61 (Greater Victoria) and SD63 (Saanich), and catchments follow the exact address.
Who is a good REALTOR® for Saanich West?
Robin Scrimger, PREC, Team Lead of the New Chapter Real Estate Team at Coldwell Banker Oceanside Real Estate, represents buyers and sellers across all 17 Saanich West neighbourhoods, with recent sales in West Saanich, Elk Lake, Royal Oak, Gateway, Gorge, Portage Inlet and Tillicum. Reach Robin at 778-400-6047.
Local experience
Robin’s experience in Saanich West
Explore property examples from Robin Scrimger’s transaction history.
Portfolio snapshot supplied November 10, 2026.
Your Saanich West REALTOR®
Meet Robin Scrimger
Robin Scrimger · Personal Real Estate Corporation
REALTOR® & Team Lead · New Chapter Real Estate Team
Coldwell Banker Oceanside Real Estate
Robin can help you compare streets, home types and recent sales in Saanich West.