Waterfront homes in the Westshore and Saanich Peninsula remain some of the most desirable and supply-constrained properties in Greater Victoria. From modern coastal communities in Royal Bay to estate-style homes along Lands End Road in North Saanich, each area offers a distinct lifestyle, price point, and buyer profile.
Understanding the differences is key when evaluating long-term value, exposure, and daily livability.
Westshore Waterfront and Ocean-View Areas
Royal Bay and Beachlands
Royal Bay offers a rare mix of true oceanfront, elevated view homes, and a walkable seaside community. Most properties are newer builds with modern layouts, energy efficiency, and strong resale appeal. Waterfront homes are limited, while ocean-view properties make up the majority of available inventory.
Best for buyers seeking coastal living with amenities, trails, and a neighbourhood feel.
Colwood Waterfront
Colwood features a small number of direct waterfront homes along Esquimalt Lagoon and the southern shoreline. Many are older homes on irreplaceable lots, often purchased for long-term hold or redevelopment potential.
Ocean-view properties above the lagoon offer strong sightlines at a lower entry point than true waterfront.
View Royal Shoreline
View Royal has limited but highly prized waterfront along Portage Inlet and the Gorge. These properties appeal to buyers who want water access while staying close to downtown and major commuter routes.
Inventory here is extremely tight, and homes rarely come to market.
Saanich Peninsula Waterfront and Ocean Views
Central Saanich
Central Saanich offers a mix of waterfront acreage and elevated ocean-view homes with outlooks toward James Island and Mount Baker. Buyers often prioritize privacy, larger lots, and proximity to marinas.
This area balances rural character with access to shops, wineries, and Brentwood Bay amenities.
North Saanich and Lands End Road
Lands End Road represents one of the most prestigious waterfront corridors on Vancouver Island. Homes here range from classic West Coast estates to modern architectural builds, often with private beach access and sweeping ocean views.
Ocean-view properties along the peninsula provide similar outlooks without the maintenance and exposure of direct waterfront.
This area attracts long-term owners and lifestyle buyers rather than short-term investors.
Waterfront vs Ocean-View: What to Consider
Waterfront offers direct access and long-term scarcity but comes with higher maintenance, insurance considerations, and exposure to weather. Ocean-view homes provide strong visual appeal, lower risk, and often better value per square foot.
In many cases, elevated ocean-view properties outperform waterfront homes on a relative basis due to lower ownership costs.
Bottom Line
Waterfront homes in the Westshore and Saanich Peninsula offer very different experiences depending on location. Royal Bay delivers modern coastal living, while North Saanich provides privacy and legacy-style ownership. Ocean-view properties remain the most flexible option for many buyers seeking views without the complexity of true waterfront ownership.
If you are considering waterfront or ocean-view living and want to understand which areas best align with your lifestyle and long-term goals, reach out anytime to discuss your options and current opportunities.
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