Homes for Sale in North Saanich, BC
The Swartz Bay ferry terminal is at the tip of the peninsula — 95 minutes to Tsawwassen, or ten minutes to the Gulf Islands. Victoria International Airport is within municipal boundaries. Deep Cove's sheltered bay opens onto the Saanich Inlet. North Saanich is the Saanich Peninsula at its most rural — large lots, farmland, ocean on two sides, and Victoria 30 km south.
Talk to a Local ExpertLiving in North Saanich
North Saanich occupies the northern end of the Saanich Peninsula — the arm of land that protrudes north from Victoria between the Saanich Inlet and Haro Strait, ending at Swartz Bay where the BC Ferries terminal provides the most important maritime connection between Vancouver Island and the British Columbia mainland. The municipality has maintained a more rural character than its southern neighbours on the peninsula — the minimum lot sizes are larger, the Agricultural Land Reserve covers significant portions of the rolling farmland in the peninsula's interior, and the residential character in areas like Deep Cove, Curteis Point, and the Patricia Bay shoreline reflects a community that has been inhabited by people who understood what they were living in and were not eager to see it changed.
Deep Cove is the community's most intimate bay — a sheltered indentation on the Saanich Inlet side of the peninsula where the water stays calm enough for small boats and kayaks year-round, and where the community that has grown around the marina and float homes has maintained a casual, working waterfront character that the Saanich Peninsula's more formal developments lack. The bald eagles that hunt the inlet's salmon and herring gather in the Douglas-fir trees above the bay during winter, and the Saanich Inlet's tidal character brings spot prawns, Dungeness crab, and the rockfish that the peninsula's recreational fishers have always known about. Victoria International Airport, which straddles the North Saanich and Central Saanich border, provides direct flights to Vancouver, Calgary, and destinations across North America — making North Saanich's rural estate living more internationally connected than most Vancouver Island communities of comparable size.
The W̱SÁNEĆ peoples — specifically the Tseycum, Tsawout, and Pauquachin First Nations — have inhabited the Saanich Peninsula for thousands of years, with the inlet's salmon and shellfish resources, the peninsula's camas meadows, and the Saanich Inlet's protected water providing the ecological foundation of a culture that European settlement disrupted but did not end. The WSÁNEĆ peoples' continuing governance relationships with their territories are part of the cultural and legal landscape that all Saanich Peninsula landowners are part of. For buyers, North Saanich delivers the Saanich Peninsula's most rural estate character — large lots, ferry access, airport proximity, and the Saanich Inlet on the western edge — at prices that reflect the combination without overstating any single element.
Patricia Bay & Saanich Inlet Waterfront
Saanich Inlet waterfront properties in North Saanich — Patricia Bay and Deep Cove oceanfront positions with Saanich Inlet views, dock access, and the sheltered water character that makes this one of southern Vancouver Island's most desirable marine residential settings.
North Saanich Estate Lots
Large-lot estate properties in North Saanich's rural residential areas — the Saanich Peninsula's most spacious residential positions, with Garry oak, arbutus, and Douglas-fir on properties that the minimum lot-size requirements have protected from subdivision pressure.
Peninsula Agricultural Acreage
Agricultural Land Reserve properties on the Saanich Peninsula — hobby farms, market gardens, and rural acreage in some of southern Vancouver Island's most productive soil, with the island's mildest climate and the Swartz Bay ferry connection at the north end of the property's access road.
North Saanich — Common Questions
Why buy property in North Saanich, BC?
North Saanich is the Saanich Peninsula's most rural municipality — large lots, Swartz Bay BC Ferries terminal at the tip, Victoria International Airport within boundaries, Deep Cove's sheltered bay, and Saanich Inlet waterfront. Rural estate living with ferry access to the mainland and the Gulf Islands, Victoria 30 km south.
What is Deep Cove in North Saanich?
Deep Cove is a sheltered Saanich Inlet bay with a small marina, float homes, and a casual waterfront character — protected water for kayaking and small boats, bald eagle watching, and spot prawn and crab fishing. More informal and working-waterfront than the peninsula's southern communities.
What is the Swartz Bay ferry terminal?
Swartz Bay is BC Ferries' Vancouver Island terminal at the Saanich Peninsula's northern tip — ferry service to Tsawwassen (95 minutes, Lower Mainland) and to the Southern Gulf Islands. Within North Saanich's municipal boundaries, providing direct mainland access without driving through Victoria.
What is the average property price in North Saanich?
North Saanich averages approximately $1.5M — reflecting large minimum lot sizes, Saanich Inlet waterfront, and the rural estate character. Agricultural properties and hobby farms are in the ALR; oceanfront estates drive the upper market.
What First Nations territory is North Saanich in?
North Saanich is on W̱SÁNEĆ (Saanich) peoples' traditional territory — specifically the Tseycum, Tsawout, and Pauquachin First Nations. The W̱SÁNEĆ peoples have inhabited the Saanich Peninsula for thousands of years, with deep connections to the Saanich Inlet's marine resources and the Peninsula's ecology.
What is the BC Property Transfer Tax?
The BC Property Transfer Tax applies at 1% on the first $200,000, 2% on the portion from $200,001 to $2,000,000, and 3% on any amount over $2,000,000. First-time buyers may qualify for a full exemption on homes priced under $500,000.