Sidney sits on the tip of the Saanich Peninsula like a retirement community that actually got it right. While most of BC chases urban density, this waterfront town of 12,000 has quietly perfected the art of aging gracefully—45% of residents are over 65, and they’re living their best life with a scenic boardwalk, marinas, and that rare Zone 9a climate that lets you garden year-round.
The housing market here tells an interesting story. Only 35% of homes are single-detached houses, with nearly 30% being apartments under five storeys and a solid mix of townhomes and duplexes. That’s smart planning for a community where people want to downsize without giving up waterfront access or proximity to Victoria’s amenities just 20 minutes south.
Sidney’s economic foundation runs deeper than its tourism appeal. Healthcare and social assistance employ 16.5% of the workforce—no surprise given the demographics—but retail trade and public administration round out a stable employment base. The 4.7% unemployment rate reflects both the steady service economy and the reality that many residents are already retired and financially secure.
Here’s what mortgage brokers should know: this isn’t a speculative market driven by resource booms or tech bubbles. Sidney’s appeal comes from geography, climate, and lifestyle factors that don’t disappear overnight. The median household income of $77,000 might seem modest, but factor in the high percentage of residents who’ve already paid off previous homes and are buying with substantial equity.
Tekamar offers our full suite of lending products in Sidney with a maximum 70% LTV. The combination of stable property values, diverse housing stock, and that proximity to Victoria makes this one of those communities where equity-based lending just makes sense.
Local Hospital
Our Mortgage Products Available in Sidney
| Mortgage Product Name | Max LTV | Key Notes for Sidney |
|---|---|---|
| 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 Sidney:
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 Sidney:
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 Sidney:
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 Sidney:
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 Sidney:
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 Sidney:
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...