North Saanich might just be one of the most misunderstood communities in Greater Victoria. When people first hear the name, they often picture million-dollar waterfront homes, sprawling acreages, and ultra-quiet rural living — and while all of that does exist here, it’s only part of the story.
At the same time, we regularly hear concerns like: Is it too quiet? Too far from Victoria? Too expensive for most buyers? These are fair questions, especially if you’re relocating to Vancouver Island or you don’t know the Saanich Peninsula very well.
We’re Alex and the team at North Pacific Homes Group with eXp Realty, and we help buyers and sellers navigate Greater Victoria every month. In this guide, we’re breaking down the real pros and cons of living in North Saanich, BC — so you can decide if it’s the right fit for your lifestyle, budget, and long-term plans.
This is especially helpful if you’re:
- Relocating to Greater Victoria from Vancouver, Alberta, or the U.S.
- Thinking about upsizing to land or downsizing into a quieter lifestyle
- Comparing North Saanich to Sidney or Central Saanich
Let’s dive in.
Where Is North Saanich Located?
North Saanich sits at the northern tip of the Saanich Peninsula, about 25–30 minutes from downtown Victoria, depending on traffic. It’s bordered by Sidney to the south and the Salish Sea on multiple sides, giving many areas a distinctly coastal feel.
The municipality includes several well-known neighbourhoods:
- Dean Park
- Deep Cove
- Lands End
- Tanner Ridge (bordering Central Saanich)
- McDonald Park
What truly sets North Saanich apart is its zoning. Over 60% of the land base is designated as rural, agricultural, or low-density residential, which is why you see:
- Farms and hobby farms
- Equestrian properties
- Half-acre to multi-acre residential lots
- Long, quiet roads with minimal traffic
Despite this rural feel, North Saanich is also home to Victoria International Airport (YYJ) and the BC Ferries Swartz Bay Terminal — yet most residents don’t feel like they live next door to major transportation hubs.
PRO #1: One of the Safest and Quietest Communities in BC
North Saanich consistently ranks as one of the safest municipalities on Vancouver Island. The low-density zoning naturally creates quieter neighbourhoods with very little through-traffic, making it ideal for families, retirees, and anyone craving peace and privacy.
This calm, secure environment is a huge reason why neighbourhoods like Dean Park and Deep Cove are so popular with buyers relocating from:
- Metro Vancouver
- Alberta
- California and the Pacific Northwest
If you’re looking for a place where evenings are quiet, neighbours know each other, and kids can grow up without constant traffic noise, North Saanich delivers.
PRO #2: Large Lots, Acreages, and Real Privacy
If space is high on your wish list, North Saanich is one of the best options in Greater Victoria.
Here, it’s common to find properties ranging from half an acre to several acres — something that’s extremely rare in Victoria, Oak Bay, or even much of Saanich.
This translates into:
- More distance from neighbours
- Room for gardens, workshops, or studios
- Potential for guest cottages or home offices (zoning dependent)
- Space for hobby farming or horses
- Forest, ocean, or pastoral views depending on location
For buyers who want privacy without feeling completely isolated, North Saanich strikes a balance that’s hard to replicate elsewhere on Vancouver Island.
PRO #3: Incredible Access to Nature, Beaches, and Boating
Lifestyle is one of the biggest draws to North Saanich real estate.
Residents enjoy easy access to:
- Horth Hill Regional Park for hiking and dog walking
- Coles Bay and Tsehum Harbour
- Deep Cove Chalet and Marina
- Kayaking, paddleboarding, and swimming
- Scenic, cycling-friendly rural roads
If you’re a boater or sailor, the Saanich Peninsula is one of the best regions on the coast. Marinas like Port Sidney, Van Isle Marina, and North Saanich Marina are all within minutes, making spontaneous days on the water a regular part of life.
PRO #4: Close to the Airport and Ferries — Without the Noise
One of the most surprising benefits of living in North Saanich is how close you are to major transportation — without the typical downsides.
Many homes are just 5–10 minutes from the airport or ferry terminal, which is ideal if:
- You travel frequently for work
- You have family on the mainland
- You split time between Vancouver Island and elsewhere
Despite this proximity, most neighbourhoods remain quiet and peaceful thanks to thoughtful land use planning and natural buffers.
PRO #5: A Strong Sense of Community
With a population of roughly 12,000 residents, North Saanich feels genuinely close-knit.
You’ll find:
- Local farms and roadside produce stands
- Community associations and events
- A slower, more intentional pace of life
For many of our clients, this small-town atmosphere is exactly what they’re seeking after years in busier urban centres.
The Cons of Living in North Saanich
As much as we love this area, no neighbourhood is perfect. Here are the realities buyers should understand before making a move.
CON #1: Higher Real Estate Prices
Because of its large lots, strict zoning, and high proportion of luxury homes, North Saanich real estate prices tend to be higher than in nearby communities like Central Saanich or Sidney.
Entry-level single-family homes are limited, and acreage properties often start well into the upper mid-range price points.
To put this into perspective:
- The Greater Victoria benchmark single-family price recently sat around $1,147,000
- In North Saanich, the benchmark is closer to $1,464,000
This makes North Saanich fantastic for move-up buyers and equity-rich downsizers — but more challenging for first-time buyers or budget-conscious purchasers.
CON #2: Limited Walkability and Amenities
North Saanich does not have a traditional, walkable town centre.
For groceries, restaurants, cafés, and everyday services, most residents drive to:
- Sidney (5–10 minutes)
- Central Saanich / Keating
- Brentwood Bay
If you’re used to stepping out your door and walking everywhere, the rural layout can feel spread out.
CON #3: Longer Commutes to Downtown Victoria
For those working in downtown Victoria, commute times typically range from 30–45 minutes, depending on traffic.
While this isn’t extreme by big-city standards, it’s something to factor in if you’re commuting five days a week. For remote workers and retirees, this con often disappears entirely.
CON #4: Limited Housing Diversity
Strict zoning means fewer:
- Townhouses
- Condos
- Entry-level homes
- Purpose-built rentals
This can be a challenge for downsizers who want to stay on the Peninsula but don’t want to move into Sidney’s condo market.
CON #5: It’s Very Quiet — Sometimes Too Quiet
For some buyers, this is the biggest pro. For others, it’s a dealbreaker.
North Saanich is not known for nightlife, entertainment, or late-night dining. It’s very much an early-to-bed, early-to-rise community.
If you crave urban energy, you may feel more at home in Victoria, Oak Bay, or Sidney.
Who Is North Saanich Best For?
Based on years of helping buyers relocate to Greater Victoria, North Saanich is an excellent fit if you:
- Want privacy and outdoor space
- Prefer quiet, low-traffic neighbourhoods
- Love nature, boating, hiking, or cycling
- Travel frequently and value airport and ferry access
- Are a move-up buyer, retiree, or remote worker
If walkability, nightlife, or dense urban living are priorities, other areas may suit you better.
Thinking About Moving to North Saanich?
That’s our honest breakdown of the pros and cons of living in North Saanich, BC.
If you’re considering a move to the Saanich Peninsula — or you want to compare North Saanich with Sidney or Central Saanich — we’d be happy to help. At North Pacific Homes Group, we assist relocating buyers every month and can guide you through neighbourhoods, schools, commute times, and current market conditions.
Reach out anytime for a personalized conversation about your plans and whether North Saanich is the right fit for you.
Thanks for being here,
Alex Hughes, REALTOR®, Personal Real Estate Corporation — North Pacific Homes Group (eXp Realty) | Victoria, BC Real Estate
Ricki-Lee Jewell, REALTOR® — North Pacific Homes Group (eXp Realty) | Victoria, BC Real Estate
Steven Reilander, REALTOR® — North Pacific Homes Group (eXp Realty) | Victoria, BC Real Estate
