North Saanich occupies a unique position in Greater Victoria's real estate landscape: a rural municipality on the northern Saanich Peninsula where acreage properties, equestrian estates, and oceanfront homes coexist with remarkable airport and ferry access. In 2026, it continues to attract a specific, motivated buyer who wants something no other Victoria municipality can offer. Here's what you need to know.

Exploring the full Saanich Peninsula? See our guide to the Sidney housing market, or compare values in Saanich West. Browse available properties in North Saanich and Sidney.

Neighbourhood Boundaries

North Saanich is the northernmost municipality on the Saanich Peninsula, bordered by Central Saanich to the south, the Saanich Inlet to the west, Patricia Bay and Sidney to the east, and Swartz Bay at its northern tip. The Pat Bay Highway (Hwy 17) runs through the municipality's eastern edge, connecting it directly to Victoria and the Swartz Bay ferry terminal. Victoria International Airport sits within North Saanich's borders. The municipality is predominantly Agricultural Land Reserve (ALR) — much of the land is protected farmland — which permanently limits development and preserves the rural character that buyers pay premiums for.

Average Home Prices in 2026

North Saanich pricing varies dramatically by property type. Small acreage (1–2 acres) rural homes: $1.1M–$1.6M. Mid-sized acreage (2–5 acres) with outbuildings: $1.5M–$2.5M. Equestrian properties with facilities: $1.8M–$3.5M. Oceanfront and ocean-view estates on the Saanich Inlet: $2M–$6M+. Standard residential (smaller lots in the Patricia Bay area): $850K–$1.2M. The acreage market is illiquid by nature — fewer sales, longer days on market, but motivated buyers who know exactly what they want and aren't deterred by price.

Who Is Buying North Saanich Acreage?

North Saanich attracts a distinctive, motivated buyer profile. Metro Vancouver escapees — families selling $2M–$4M+ Vancouver properties who want to buy space, privacy, and rural lifestyle while remaining connected to the Pacific Rim economy. Semi-retired and retiring professionals (50s–60s) who have built significant equity in urban properties and want their "forever place" — acreage, ocean views, horses, a large garden. Agricultural buyers purchasing ALR land for hobby farming, equestrian operations, or small-scale food production. Remote workers who have genuinely decoupled from office commuting and want maximum lifestyle quality. International buyers from the UK, Germany, Australia, and Asia who know Vancouver Island's reputation and target the northern peninsula for its balance of civilization and nature.

Equestrian Properties

North Saanich is Greater Victoria's equestrian heartland. Properties with barn facilities, riding rings, pasture, and trail access are regularly available — and sell to a dedicated buyer segment willing to pay significant premiums for turnkey equestrian setups. The Peninsula Equestrian Trails network provides trail riding directly from many properties. For horse owners, North Saanich offers something unique in the region: proper equestrian infrastructure at a manageable distance from Victoria amenities. Properties with equestrian facilities typically sell 15–25% above comparable non-equestrian acreage.

Saanich Inlet Oceanfront

The Saanich Inlet's western shoreline in North Saanich offers some of Vancouver Island's most dramatic oceanfront estate properties. These are not beach properties — the inlet is deep and the shores are often rocky — but the views across the inlet to the Malahat Mountains are breathtaking. Dock permissions and marine access are possible on select properties. These estates are rare (few come to market annually), expensive ($2M–$6M+), and sell quickly when they do appear. For buyers seeking Vancouver Island's finest private oceanfront acreage with Victoria airport access, there is simply nothing comparable available in Greater Victoria.

Airport & Ferry Access Advantage

North Saanich's most underrated practical asset is exceptional transportation access. Victoria International Airport is within the municipality — a 5–10 minute drive from most North Saanich properties. Swartz Bay Ferry Terminal (connections to Tsawwassen and Gulf Islands) is at the northern tip. For buyers who travel frequently, maintain business connections in Vancouver or Calgary, or want easy access to Gulf Islands properties, North Saanich's location is unrivalled. The combination of rural privacy and airport-adjacent convenience is essentially unique in BC.

Commute Times

To downtown Victoria (approx. 30 km): 35–45 minutes by car via Hwy 17. The commute is real and is the primary tradeoff for North Saanich living. Most North Saanich buyers have accepted this tradeoff consciously — they're not choosing North Saanich for downtown access. BC Transit service is limited; car ownership is essential. For buyers who work remotely, commute is irrelevant and North Saanich's lifestyle value is unmatched in Greater Victoria.

Future Growth Outlook

ALR protections permanently constrain North Saanich's supply. No significant new residential development is possible on protected farmland. This supply rigidity, combined with persistent demand from high-net-worth buyers seeking rural Vancouver Island properties, supports strong appreciation — particularly for oceanfront and premium acreage. Expect 2.5–3.5% annually for standard properties; premium estate properties may significantly outperform as global demand for Vancouver Island lifestyle intensifies. North Saanich acreage is a durable, long-term hold.

Related: Cordova Bay Homes for Sale | Living in Broadmead | Greater Victoria Real Estate Trends

I'm Dan Juricic, REALTOR® with RE/MAX Camosun. Acreage and estate properties are a specialty area for me on the Saanich Peninsula. If you're considering North Saanich — or want to understand what's currently available — visit danjuricic.com or call/text me directly.