🏡 Buying in Oak Bay: A Guide to Victoria’s Timeless Coastal Gem

If you're dreaming of tree-lined streets, charming heritage homes, and ocean views just minutes from downtown Victoria, Oak Bay might be exactly what you're looking for. Known for its timeless character and village-like atmosphere, Oak Bay is one of the most sought-after communities on Vancouver Island.

Whether you're relocating, upsizing, or downsizing, here's your insider's guide to buying in Oak Bay — including a breakdown of the neighbourhoods that make it so special and what you can expect to pay.

🌳 Why Oak Bay?

Oak Bay is a municipality of approximately 18,000 residents with a unique blend of historic charm, natural beauty, and refined coastal living. It boasts:

• Excellent public and private schools

• Some of Victoria’s most prestigious properties

• Beaches, parks, and golf courses within walking distance

• Oak Bay Village: a walkable shopping/dining destination

• Active arts, culture, and tennis/golf scenes

🗺️ Oak Bay Neighbourhoods at a Glance

1. South Oak Bay

📍 South of Oak Bay Avenue, stretching toward the ocean
If you’re looking for leafy streets, character homes, and a short walk to the beach or Victoria Golf Club, South Oak Bay is the classic heart of the community. Homes range from stately 1910s Tudors to renovated mid-century ranchers.

💰 Typical Price Range:

• Entry-level (renovation needed): $1.4M–$1.6M

• Updated homes: $1.7M–$2.2M

• Oceanfront or large lots: $3M+

🎯 Ideal for: Professionals, downsizers, and families who value charm and community.

2. Uplands

📍 Between Cadboro Bay Road & Beach Drive
Uplands is Oak Bay’s most exclusive enclave — a master-planned estate neighbourhood with sprawling lots, mature trees, and a mix of heritage mansions and modern luxury builds.

💰 Typical Price Range:

• Entry-level homes (often dated): $2.6M–$3.5M

• Renovated/modern homes: $4M–$6M+

• Oceanfront estates: *$7M–$12M+

🎯 Ideal for: Luxury buyers seeking privacy and prestige.

3. Estevan / Willows Beach Area

📍 North of Oak Bay Ave around Willows Beach
Estevan is a cozy seaside area known for its walkable village charm, Willows Beach access, and proximity to excellent schools. Homes here are a mix of 1920s craftsman bungalows and modern infills.

💰 Typical Price Range:

• Character homes: $1.6M–$2.1M

• Newer infill homes: $2.2M–$2.8M

• Close-to-beach premium lots: $3M+

🎯 Ideal for: Young families and beach lovers who want convenience and charm.

4. Henderson

📍 Bordering the University of Victoria
This area features larger 1950s–1970s homes on quiet, treed streets with easy access to UVic and Camosun. It’s the most affordable part of Oak Bay (relatively speaking) and known for larger lots and peaceful streets.

💰 Typical Price Range:

• Entry-level: $1.3M–$1.5M

• Updated family homes: $1.6M–$1.9M

• Larger lots or view properties: $2M+

🎯 Ideal for: Families and academics wanting space without the premium of South Oak Bay or Uplands.

💡 Tips for Buying in Oak Bay

• Inventory is low, demand is high – be ready to move quickly.

• Character home? Be prepared for heritage considerations and potential renovation rules.

• Many homes sit on mature lots with oil tanks — get that covered in your due diligence.

• Consider walkability — even within Oak Bay, proximity to the Village or the beach makes a big difference in lifestyle and pricing.

Final Thoughts

Oak Bay is more than a neighbourhood — it’s a lifestyle. Whether you’re strolling along Beach Drive, grabbing a coffee at Ottavio, or watching the sunrise at Willows Beach, the sense of community and calm here is unmatched.

If you’re considering making a move to Oak Bay or just want to learn more about what’s available, I’d be happy to help you navigate the market.

📞 Let’s chat about the right pocket of Oak Bay for your next chapter.

—
Dan Juricic | RE/MAX Camosun
Serving Victoria, Oak Bay, and Saanich
📱 250-514-8261 | 🌐 danjuricic.com

Victoria Real Estate Market Update – May 2025

By Dan Juricic, Realtor

Let’s talk about May’s real estate market in Greater Victoria. I’ll be honest—it’s not the most dramatic update, and that’s actually a good thing.

We saw 758 properties sell across the region this May. That’s just a hair under last year’s number (down 0.7%), but up a healthy 18% from April. In other words, activity is steady and seasonal momentum is holding true.

The standout? Inventory. We hit 3,716 active listings at the end of the month—up 8.5% from April and 11% from last year.
For buyers, this means more choice. For sellers, it means pricing and presentation matter more than ever. We’re no longer in that hyper-competitive phase where anything sells overnight.

Prices are holding relatively firm. The benchmark price for a single-family home in the core sits at $1,326,600—up 1.3% year-over-year, though slightly down from April.
Condo prices dipped 0.9% from last year, with a benchmark of $564,100.
Townhomes in the core sit around $859,700, down just a touch.

So where does that leave us? In a balanced market. Not a buyer’s market, not a seller’s market. Just steady, measured activity. This kind of climate rewards good strategy and smart decisions.

A quick note if you're actively looking: every neighbourhood is its own market. What’s happening with downtown condos is completely different than what’s going on with detached homes in places like Broadmead or Cordova Bay. If you’re thinking about a move this summer, let’s have a real conversation about your goals and what’s realistic in today’s market.

Want to dig deeper into your specific area or property type? Reach out—I’m always happy to talk local real estate.

🏡 Single Family Detached – Average Sale Prices (May 2025)

• Victoria/Vic West: $1,536,139

• Oak Bay: $1,995,775

• Esquimalt: $1,134,915

• View Royal: $1,124,400

• Saanich East: $1,409,534

• Saanich West: $1,202,616

• Central Saanich: $1,387,258

• North Saanich: $1,547,536

• Sidney: $1,285,500

• Colwood: $1,151,502

• Langford: $1,153,694

• Metchosin: $1,521,667

• Sooke: $888,944

• Gulf Islands: $1,247,124

• Malahat & Area: $1,135,347

🏢 Condo Apartments – Average Sale Prices (May 2025)

• Victoria/Vic West: $651,353

• Oak Bay: $643,167

• Esquimalt: $473,278

• View Royal: $495,000

• Saanich East: $584,630

• Saanich West: $532,806

• Central Saanich: $682,505

• Sidney: $595,908

• Colwood: $583,479

• Langford: $527,103

• Sooke: $400,000

• Malahat & Area: $465,000

🏘️ Townhomes – Average Sale Prices (May 2025)

• Victoria/Vic West: $816,400

• Oak Bay: $1,442,500

• Esquimalt: $794,800

• View Royal: $931,333

• Saanich East: $910,904

• Saanich West: $763,667

• Central Saanich: $774,889

• North Saanich: $889,000

• Sidney: $819,340

• Colwood: $878,523

• Langford: $780,176

• Sooke: $754,000

• Gulf Islands: $690,000

• Malahat & Area: $735,000

🧭 Final Thoughts

The market right now isn’t about urgency—it’s about opportunity. With more inventory and stable pricing, both buyers and sellers can make thoughtful, well-timed decisions. Whether you're navigating your first move, upsizing, or planning to downsize with strategy, understanding the local numbers is key.

Let’s connect if you’d like to talk through how your specific area is trending or what steps to take next. No pressure, just local insight.

Thinking of Selling in Victoria, BC? Here’s What the Process Really Looks Like

Selling your home isn’t just about putting up a sign and hoping for the best. It takes preparation, strategy, smart pricing, and the right guidance—especially in a market like Greater Victoria, where buyer behaviour shifts with interest rates, seasonality, and inventory levels.

I’m Dan Juricic, a local realtor helping sellers across Saanich, Victoria, and the Peninsula get results without stress or surprises. Whether it’s your first time selling or you’ve done it before, here’s a step-by-step breakdown of how I help you sell with confidence—and get the outcome you want.

🔍 Step 1: Let's Start With a Conversation

The first step is a no-pressure consultation. We’ll sit down (or hop on a call) to talk through your goals, timeline, and the current state of your property. I’ll provide a Comparative Market Analysis (CMA) so you can see where your home fits in today’s market, and together we’ll map out the right game plan.

You’ll walk away knowing:

• What your home is realistically worth

• The best time to list (yes, timing still matters)

• What improvements (if any) will move the needle

🛠️ Step 2: Prepping Your Home for Market

Buyers shop with their eyes first. Clean, well-maintained homes that show well get more attention—and often better offers.

Here’s what we might recommend:

• Decluttering and depersonalizing

• Minor touch-ups or repairs (leaky faucets, fresh paint, lighting)

• Landscaping and curb appeal tune-ups

• Professional staging (if it adds value in your price range)

• Full professional clean inside and out

I’ll guide you on what’s worth doing, and what’s not—based on your home’s value and buyer expectations in your neighbourhood.

📸 Step 3: Photography, Video & Marketing That Works

Your first showing happens online, so your listing needs to stand out.

Every listing I launch includes:

• High-res professional photography

• 3D virtual tour and floorplans

• Walkthrough video and drone footage (where applicable)

• Strategic copywriting that tells your home’s story

• Exposure on MLS, Realtor.ca, social media, and targeted digital ads

No shortcuts—just smart, modern marketing that works.

🚀 Step 4: Launching Your Listing

Once your home is ready, we go live.

This includes:

• Going live on MLS and all major platforms

• For-sale sign and lockbox setup

• Launching your marketing campaign

• Scheduling open houses (if applicable) and showings

I’ll advise you on the best day to list, based on market rhythm and local demand. Yes, even which day we go live can impact momentum.

🏡 Step 5: Showings, Feedback & Adjustments

I handle all showing coordination and communicate regularly with you so you're never in the dark. You’ll receive feedback from buyers and agents, and if anything needs to shift (pricing, timing, presentation), I’ll give you the data and recommendations to adjust quickly and strategically.

✍️ Step 6: Offers, Negotiation & Strategy

Whether it’s one offer or multiple, we’ll break down everything—price, subjects, timelines, deposits, and even the “fine print” like included items or buyer financing.

In today’s market, how you negotiate matters more than ever. I’ll ensure:

• You don’t leave money on the table

• You’re protected legally and financially

• The deal aligns with your goals

📑 Step 7: Subject Removal & Legal Process

Once we accept an offer, the buyer enters a subject period where they do their due diligence—inspections, financing, strata reviews, etc.

I’ll stay on top of every step and coordinate with your lawyer or notary to ensure everything moves forward smoothly. If anything comes up, we’ll deal with it head-on—no surprises, no panic.

🧳 Step 8: Final Prep & Possession Day

Once the subjects are removed, your home is officially “sold.” The buyer submits their deposit and lawyers get to work on the conveyancing (ownership transfer).

Here’s what you’ll do:

• Start packing and arranging your move

• Organize final utility readings

• Leave behind keys, manuals, remotes, etc.

On completion day, legal ownership transfers. On possession day, the buyer gets the keys—and you get to move on to your next chapter.

💬 Thinking of Selling?

Every home is different. Some sell in a weekend. Others need the right prep and positioning. That’s why I tailor the strategy to your property, your goals, and this market—not just what worked for someone else last year.

📞 Let’s chat about your next move—no pressure, just a straightforward conversation.
Dan Juricic | 250-514-8261
🏡 Serving Greater Victoria

🌊 Dreaming of Owning a Waterfront Home on Vancouver Island? Here’s What You Should Know

There’s something truly special about waking up to ocean air, watching the tide roll in, and hearing nothing but birds and boats on the water. If you’ve ever dreamed of owning a waterfront home on Vancouver Island, you’re not alone—and you're not off-base. These properties are more than just beautiful—they offer a lifestyle that’s hard to beat.

That said, waterfront real estate is different. There’s more to think about, from bank types and erosion to regulations and insurance. If you’re serious about making this move, here’s what you need to know to make a smart, long-term purchase.

🏞️ Not All Waterfront Is Created Equal: Understanding Bank Types

On the South Island, the type of bank your property sits on will directly shape your experience. Let’s break it down:

1. Low Bank Waterfront

You're basically at water level—ideal for kayaking, paddleboarding, or jumping in for a swim.

Pros:

• Easy water access

• Ideal for lifestyle-based buyers (boaters, swimmers, fishers)

Risks:

• Flooding during storms or extreme tides

• Erosion, especially during winter

🔍 What to ask: Is there any shoreline reinforcement? How close is the structure to the waterline?

2. Mid Bank Waterfront

The middle ground—slightly elevated, still offers water access, and usually comes with a staircase or pathway down.

Pros:

• Better protection from flooding

• Fantastic views

• Often more privacy than low-bank lots

Ideal for: Buyers who want balance—safe elevation without sacrificing water access.

3. High Bank Waterfront

These properties are set high above the water—think panoramic views, privacy, and dramatic sunsets.

Pros:

• Incredible views

• Safest from flooding

Cons:

• Water access might be limited or nonexistent

• Erosion still a factor—cliffside soil shifts are real, especially in areas like North Saanich and the Gulf Islands

🛠️ Tip: A geotechnical report is a must with high-bank homes to assess long-term stability.

🛡️ Key Considerations When Buying Waterfront

There’s more to think about beyond the view. Here are some questions I walk through with my buyers:

1. Insurance

Waterfront homes often require custom insurance that covers flooding, shoreline erosion, and storm damage. It's not as cheap as standard home coverage—but it’s critical.

2. Foreshore Rights

Can you legally access and use the shoreline? In some cases, you may need a foreshore lease, especially if there’s a dock or boathouse involved. This is common around Brentwood Bay, Deep Cove, and the Gulf Islands.

3. Shoreline Condition

Is the bluff or beach stable? Has it been reinforced with riprap or retaining walls? Some waterfronts look great until the winter storms hit.

4. Environmental & Zoning Regulations

Waterfront lots often fall under stricter zoning bylaws, especially around tree removal, additions, and drainage. Each municipality (e.g., North Saanich, Oak Bay, or Metchosin) will have its own regulations. Make sure your plans line up with what’s actually allowed.

🔍 Inspections Matter—And So Do Studies

Every home needs an inspection—but on the waterfront, go further:

• Home inspection for structure and moisture

• Geotechnical study for slope stability

• Survey & title review to confirm access and boundaries

These aren't just formalities—they could save you hundreds of thousands down the road.

🌅 Why Victoria’s Waterfront Market Is Worth It

We’re lucky on the South Island—our waterfront isn’t just beautiful, it’s diverse. From the walk-on beaches in Cordova Bay, to the cliffs in Lands End, to the Inner Harbour views in James Bay, there’s a fit for every buyer.

Here’s why people keep investing here:

• It’s a lifestyle investment that holds long-term value.

• There’s limited supply—you can’t build more oceanfront.

• Demand from local and out-of-province buyers remains strong.

💼 Ready to Make It Happen?

If you’re thinking about buying a waterfront home, my job is to help you understand what you’re really buying—not just the view, but the risks, regulations, and opportunities that come with it.

I’ll walk you through:

• How to evaluate the shoreline

• What the banks mean for your goals

• Who you need to talk to (insurance, legal, geotech, etc.)

• And of course—what to avoid

📞 Call or text me at 250-514-8261
🔑 Serving Victoria, Saanich, and the Peninsula

Let’s talk through your goals and make sure your dream doesn’t come with unexpected surprises.

🔐 Understanding the Closing Process When Buying in Victoria, BC

You’ve found the home, your offer’s accepted, and the countdown begins. So… now what?

The closing process is the final stretch of your home-buying journey—but it’s also where a lot of important (and often overlooked) steps happen. If you’re buying in Greater Victoria, understanding how the local closing process works can save you time, money, and surprises.

Here’s a breakdown of what happens between “accepted offer” and “keys in hand.”

✅ 1. Subject Removal (a.k.a. Conditions)

Once your offer is accepted, you enter the subject period (usually 5–10 business days), where you complete your due diligence. Common subjects include:

• Financing approval

• Home inspection

• Strata document review (for condos/townhomes)

• Appraisal (required by lenders)

• Review of title search and property disclosure statement

🔍 Pro tip: Even in a competitive market, don’t skip the inspection—it’s your chance to avoid costly surprises.

Once all conditions are satisfied, you’ll sign a subject removal addendum. At this point, the deal becomes firm and binding.

💰 2. Submit Your Deposit

Your deposit (usually 5% of the purchase price) is typically due within 24 hours of subject removal. It’s held in trust by the buyer’s or listing brokerage and counts toward your down payment on closing day.

🧾 3. Lawyer or Notary Gets Involved

About 1–2 weeks before your completion date, your lawyer or notary will:

• Prepare closing documents

• Register the property with the Land Title Office

• Handle property transfer tax

• Coordinate with your lender to register the mortgage

• Provide a statement of adjustments (what you owe vs. what’s been prepaid by the seller)

You’ll usually meet with them a few days before completion to sign everything and provide your closing funds (via certified cheque or bank draft).

🏡 4. Completion Day (a.k.a. Ownership Transfer Day)

This is when the legal title officially changes hands. Your lawyer or notary:

• Confirms funds are received from your lender

• Transfers funds to the seller’s lawyer

• Registers you as the new owner

🎉 Congrats—you now legally own the home!

🔑 5. Possession Day

Typically 1–2 days after completion, this is the moment you’ve been waiting for. You’ll receive the keys (often through your realtor), do a quick walk-through, and officially move in.

🧮 What Are the Typical Closing Costs in Victoria?

Aside from your down payment, here are some common closing expenses to budget for:

• Property Transfer Tax: 1–2% of the purchase price (first-time buyer exemptions may apply)

• Legal or Notary Fees: ~$1,200–$2,000

• Appraisal: ~$350–$500 (if not covered by your lender)

• Home Inspection: ~$500–$800

• Title Insurance: ~$250–$500

• Moving Costs & Utility Hookups: Varies

👋 Final Thoughts

The closing process can feel complex, but with the right team, it doesn’t have to be stressful. My job is to guide you through every step, connect you with trusted professionals, and make sure your purchase stays on track.

If you're planning to buy in Victoria, Saanich, or anywhere on the Peninsula, let’s make your next move smooth, strategic, and successful.

📞 Dan Juricic | 250-514-8261
🔑 Helping buyers make confident moves in Greater Victoria.