North Saanich

North Saanich sits at the northern tip of the Saanich Peninsula, where rural charm meets sophisticated living just minutes from Victoria. This isn’t your typical bedroom community — it’s where you’ll find working farms alongside waterfront estates, and where the Victoria International Airport coexists with heritage apple orchards that have been producing fruit for over a century.

The numbers tell a compelling story for mortgage brokers: median household income hits $121,000, and 79% of homes are single-detached houses. With our 70% maximum LTV, there’s solid lending opportunity in a market where properties hold their value thanks to genuine scarcity — you can’t exactly build more oceanfront acreage on the Saanich Peninsula.

What makes North Saanich different from other Greater Victoria communities is its agricultural roots that refuse to fade. The Agricultural Land Reserve protects vast swaths of farmland, creating permanent green space that ensures this area won’t become another suburban sprawl. Residents here can walk to Michelin-starred restaurants at the Butchart Gardens or grab groceries at a farm stand where the owner’s family has worked the same soil for four generations.

The climate data reveals something interesting: North Saanich has warmed into Plant Hardiness Zone 9a, meaning it now shares growing conditions with parts of California. This micro-climate advantage attracts retirees who want to garden year-round and professionals who can work remotely while living somewhere that feels like permanent vacation.

Sidney’s seaplane terminal connects residents to downtown Vancouver in 35 minutes, while the Swartz Bay ferry terminal links them to the Gulf Islands. It’s this combination of rural tranquility and urban connectivity that keeps demand steady, even when other markets fluctuate.