View Royal sits on southern Vancouver Island where the suburban dream meets genuine island living. This community of nearly 12,000 residents has cracked the code on balancing small-town charm with big-city access—you’re 15 minutes from downtown Victoria but surrounded by 71 parks and 27 kilometers of trails that make you forget the capital exists.
The numbers tell a story of stability that mortgage professionals should notice. With a median household income of $98,000 and unemployment sitting at just 5.6%, View Royal attracts the kind of residents who stick around. Public administration leads employment at 17.1%, followed closely by healthcare at 15.3%—the kind of recession-resistant sectors that keep mortgage payments flowing even when economic winds shift.
What sets View Royal apart isn’t just its proximity to Victoria’s job market, but its genuine waterfront lifestyle. Residents here aren’t pretending to live the island dream—they’re actually doing it. The community’s transformation from rural farmland to sought-after suburb happened thoughtfully, preserving natural areas while building the infrastructure that modern families demand.
The housing mix reflects this balance perfectly: 36% single-family homes for families wanting space, with the remaining 64% split between apartments, row houses, and duplexes that serve everyone from young professionals to downsizing retirees. That diversity creates market stability—when one segment softens, others typically hold firm.
Climate Zone 9a means gardens bloom longer and heating bills stay lower than most of Canada. It’s the kind of detail that doesn’t make headlines but influences every property value discussion. Combined with those 71 parks and trail networks, View Royal offers something increasingly rare: genuine quality of life that doesn’t require choosing between career opportunities and lifestyle preferences.
For mortgage brokers, View Royal represents the sweet spot where strong fundamentals meet genuine desirability. We lend here with confidence at 70% LTV maximum, knowing that even in worst-case scenarios, properties in communities this well-positioned typically find buyers who understand the value proposition.
Local Hospital
Our Mortgage Products Available in View Royal
| Mortgage Product Name | Max LTV | Key Notes for View Royal |
|---|---|---|
| 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 View Royal:
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 View Royal:
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 View Royal:
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 View Royal:
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 View Royal:
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 View Royal:
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...