North Saanich sits at the northern tip of the Saanich Peninsula, where rural charm meets sophisticated living just 30 minutes from downtown Victoria. This isn’t your typical bedroom community—it’s home to the Victoria International Airport and a surprising number of residents who’ve discovered that acreage properties and ocean views don’t have to mean sacrificing convenience.
The numbers tell an interesting story. With a median household income of $121,000 and 79% of homes being single-detached houses, North Saanich attracts people who value space and privacy. The median age of 57 reflects a community where established professionals and retirees have found their sweet spot between city access and country living.
What makes North Saanich particularly appealing is its microclimate—Plant Hardiness Zone 9a means residents can grow Mediterranean plants and enjoy one of Canada’s mildest winters. The Butchart Gardens might get the tourists, but locals know the real gardening happens on private properties throughout North Saanich, where hobby farms and spectacular gardens thrive year-round.
The community’s proximity to both the Swartz Bay ferry terminal and Victoria International Airport creates unique opportunities. Many residents commute to Victoria for work in public administration and professional services, while others have discovered the freedom of airport access for business or leisure travel. The Sidney waterfront and Gulf Islands are practically next door, making this one of the few places where you can live on acreage and still walk to a marina.
For mortgage brokers, North Saanich represents solid lending territory. The diverse economy, stable demographics, and desirable location support property values, which is why we offer a 70% maximum LTV here. When clients want the best of both worlds—rural space with urban convenience—North Saanich delivers.
Local Hospital
Our Mortgage Products Available in North Saanich
| Mortgage Product Name | Max LTV | Key Notes for North Saanich |
|---|---|---|
| Credit Repair and Debt Consolidation | 65.0% | Standard product terms |
| Variable Income | 70.0% | Standard product terms |
| Bare Land and Unique Properties | 65.0% | Standard product terms |
| Bridge Financing/Fully Open Term | 70.0% | Standard product terms |
| Equity Lending | 70.0% | Standard product terms |
| Purchases | 70.0% | Standard product terms |
Detailed Mortgage Product Information
Credit Repair and Debt Consolidation
Maximum Loan-to-Value (LTV) for Credit Repair and Debt Consolidation in North Saanich:
65.0 %
“Their credit report reads like a horror novel, but the house was just renovated and is worth a lot…”
Here’s what happens when life takes a wrong turn. A bad business venture. Workplace Injury. That divorce that dragged on for two years. Suddenly your credit score looks like a batting average and the banks won’t even return your calls.
But here’s the thing – none of that changes what your ho...
Variable Income
Maximum Loan-to-Value (LTV) for Variable Income in North Saanich:
70.0 %
“Their income is all over the map, but there’s definitely income…”
Here’s a funny thing about lending based on Line 15000 of your Notice of Assessment: It’s a neat little box to underwrite against. Works great if you’re a salaried employee. Not so great if you’re running a fishing charter in Campbell River where thres fishing season, and the rest of the year.
We get it. Income isn’t always ti...
Bare Land and Unique Properties
Maximum Loan-to-Value (LTV) for Bare Land and Unique Properties in North Saanich:
65.0 %
“The appraisal came back as ‘property type: other’…”
Here’s a truth about real estate that nobody wants to admit: not everything fits in a box. Banks have boxes. Nice, tidy boxes labeled “single family home” and “condo” and “townhouse.” Their computer systems literally don’t have a dropdown menu option for “converted church with commercial kitchen” or “geodesic dome on 40 acres.”
We’ve funded...
Bridge Financing/Fully Open Term
Maximum Loan-to-Value (LTV) for Bridge Financing/Fully Open Term in North Saanich:
70.0 %
“Subjects came off their current home last week but their new place closes Friday…”
Here’s a funny thing about bridge financing: everyone thinks it’s complicated. It’s not. Someone needs to close on their new house before their old house sells. Or their sale fell through after they removed subjects on their dream home. Or they found the perfect downsizer condo but haven’t listed the family hom...
Equity Lending
Maximum Loan-to-Value (LTV) for Equity Lending in North Saanich:
70.0 %
“They have tons of equity but don’t qualify under B20…”
Here’s the thing about equity lending: it exists because banks literally can’t do it. B20 guidelines require income verification. Full stop. No wiggle room. No common sense exceptions.
We’re provincially regulated. The funds we lend on come from individual investors, not the Bank of Canada. So when your client has 50% equity but their in...
Purchases
Maximum Loan-to-Value (LTV) for Purchases in North Saanich:
70.0 %
Moving is supposed to be exciting. New town, new job, new chapter. So why do banks act like you’re asking for their firstborn when you need a mortgage?
“You haven’t been at your new job for thre months”
“Your self-employment income doesn’t count in a new market.”
“We need to see established a year if you are part time contract - even if you’re working 40 hours under your new role”
Meanwhile...