One million dollars is a four-bedroom house of about 2,800 sq ft in Sooke, a new three-bedroom townhome in Royal Oak or a two-bedroom condo in James Bay. In Uplands, South Oak Bay and Rockland it buys nothing at all. We went through every home listed between $900,000 and $1.1 million in 30 Greater Victoria neighbourhoods to show exactly what the money gets you.
The big picture: what $1 million gets you
Distance from downtown decides almost everything. In the core, a million dollars is split between condos, townhomes and older houses. Move out to the West Shore, the Peninsula and Sooke, and it becomes mostly a detached house, and on the West Shore and in Sooke, a bigger one.
What is for sale at $1 million, by region
Homes listed between $900,000 and $1,100,000 on October 28, 2026, across the 30 neighbourhoods below.
How much house $1 million buys
Average living area of detached houses listed between $900,000 and $1,100,000.
The size gap is the story. A $1 million house in Sooke averages about 2,485 sq ft and one on the West Shore about 2,154 sq ft, compared with 1,775 to 1,902 sq ft in the core, Saanich and the Peninsula. Those closer-in houses are mostly older homes, while many on the West Shore were built in the last 20 years.
Victoria, Oak Bay and Esquimalt
Esquimalt
Mostly new strata homes built in 2025 and 2026: a 2-bed condo or a 2 to 3 bed townhome, plus a few houses.
- Houses
- 4 listed, median 1,771 sq ft, 3.8 beds avg
- Townhomes
- 4 listed, median 1,186 sq ft, 2.8 beds avg
- Condos
- 8 listed, median 1,044 sq ft, 2 beds avg
Vic West
An even three-way split: an older or character house of about 1,600 sq ft, a brand-new 2 to 3 bed townhome of about 1,300 sq ft, or a 2-bed condo of about 1,000 sq ft.
- Houses
- 4 listed, median 1,634 sq ft, 3.3 beds avg
- Townhomes
- 3 listed, median 1,312 sq ft, 2.7 beds avg
- Condos
- 3 listed, median 1,019 sq ft, 2 beds avg
Downtown
A 2 to 3 bed condo with a median of about 1,200 sq ft, or a 2-bed townhome. No conventional houses.
- Townhomes
- 2 listed, median 1,431 sq ft, 2 beds avg
- Condos
- 5 listed, median 1,211 sq ft, 2.2 beds avg
- Other
- 1 strata unit listed as a house
Fairfield
Mostly older houses: a 2 to 3 bed house of 1,150 to 1,750 sq ft built between 1910 and 1952, or one new townhome.
- Houses
- 5 listed, median 1,322 sq ft, 2.4 beds avg
- Townhomes
- 1 listed, median 1,198 sq ft, 3 beds avg
Oaklands
A 3 to 6 bed house of 1,100 to 2,150 sq ft, or a 3-bed townhome built since 2014.
- Houses
- 3 listed, median 2,027 sq ft, 4.7 beds avg
- Townhomes
- 3 listed, median 1,410 sq ft, 3 beds avg
Burnside
Surprising space: a 4 to 6 bed older house of 1,800 to 3,100 sq ft, or a new 4-bed townhome.
- Houses
- 3 listed, median 2,518 sq ft, 5 beds avg
- Townhomes
- 2 listed, median 1,668 sq ft, 4 beds avg
James Bay
A 3-bed townhome of about 1,500 sq ft or a 2-bed condo. No detached houses: they start at $1.3M.
- Townhomes
- 2 listed, median 1,524 sq ft, 3 beds avg
- Condos
- 2 listed, median 1,232 sq ft, 2 beds avg
Oak Bay
Almost nothing. Two 1980s townhomes or a small 1-bed presale condo. Houses start at $1.25M.
- Townhomes
- 2 listed, median 1,928 sq ft, 2.5 beds avg
- Condos
- 1 listed, median 776 sq ft, 1 bed avg
Fernwood
Character houses only: early-1900s homes of 1,800 to 2,700 sq ft with plenty of bedrooms.
- Houses
- 3 listed, median 2,573 sq ft, 4.3 beds avg
Where $1 million buys nothing
- Uplands: no homes in the range; the cheapest house is $2.0M.
- South Oak Bay: no homes in the range; houses start at $1.25M.
- Rockland: no homes in the range; houses start at $1.18M.
- Ten Mile Point: one condo; houses start at $2.59M.
- Oak Bay as a whole: three listings, none of them houses.
Saanich
Royal Oak
Mostly a 3 to 4 bed townhome of about 2,000 sq ft, plus a few 1980s houses.
- Houses
- 3 listed, median 1,396 sq ft, 3 beds avg
- Townhomes
- 8 listed, median 2,036 sq ft, 3.1 beds avg
- Condos
- 1 listed, median 1,305 sq ft, 2 beds avg
Gordon Head
A new 3-bed townhome of about 1,950 sq ft, or a 1970s family house of about 2,000 to 2,200 sq ft.
- Houses
- 2 listed, median 2,096 sq ft, 5 beds avg
- Townhomes
- 3 listed, median 1,990 sq ft, 3 beds avg
Broadmead
Townhomes only: 2 to 4 beds and about 2,100 sq ft, built 1985 to 2003. Houses start at $1.175M.
- Townhomes
- 5 listed, median 2,063 sq ft, 3 beds avg
Cordova Bay
Mostly a large 2-bed condo; the one house in the range is a 1949 home of 2,700 sq ft.
- Houses
- 1 listed, median 2,700 sq ft, 3 beds avg
- Condos
- 3 listed, median 1,300 sq ft, 2 beds avg
Cedar Hill
A 3-bed house of 1,400 to 2,200 sq ft, or a new 3-bed townhome of about 1,550 sq ft.
- Houses
- 2 listed, median 1,804 sq ft, 3 beds avg
- Townhomes
- 2 listed, median 1,558 sq ft, 3 beds avg
Quadra
Houses only: 4 to 5 bed homes of 1,850 to 2,300 sq ft built between 1938 and 1950.
- Houses
- 4 listed, median 1,881 sq ft, 4.3 beds avg
Mount Tolmie
Houses only, mostly modest post-war homes of 850 to 1,600 sq ft.
- Houses
- 4 listed, median 1,468 sq ft, 3 beds avg
Ten Mile Point
Almost nothing: one 2-bed condo. Houses start at $2.59M.
- Condos
- 1 listed, median 1,889 sq ft, 2 beds avg
View Royal, Langford and Colwood
Colwood
The most choice of any area: mostly houses averaging about 2,250 sq ft, or a 2 to 3 bed townhome.
- Houses
- 17 listed, median 2,257 sq ft, 3.9 beds avg
- Townhomes
- 8 listed, median 1,762 sq ft, 2.6 beds avg
Bear Mountain
Mostly new: a 4-bed house or a 3 to 4 bed townhome of about 1,750 to 2,500 sq ft, most built in 2025 and 2026.
- Houses
- 5 listed, median 2,186 sq ft, 4 beds avg
- Townhomes
- 7 listed, median 2,203 sq ft, 3.6 beds avg
- Condos
- 1 listed, median 1,009 sq ft, 2 beds avg
View Royal
A 2 to 3 bed townhome of about 1,500 to 2,250 sq ft, or a 3 to 5 bed house of about 1,650 to 2,250 sq ft.
- Houses
- 5 listed, median 2,105 sq ft, 3.4 beds avg
- Townhomes
- 6 listed, median 2,164 sq ft, 2.8 beds avg
Royal Bay
Brand-new townhomes only (2026 and 2027), 2 to 3 beds. Houses start at $1.175M.
- Townhomes
- 5 listed, median 1,361 sq ft, 2.6 beds avg
Westhills
Houses only: 4-bed homes of 2,100 to 2,450 sq ft built in 2009 and 2010.
- Houses
- 3 listed, median 2,353 sq ft, 4 beds avg
Langford Proper
Little at this price because most homes here cost less: two 1960s houses, while the 74 listings average about $600K.
- Houses
- 2 listed, median 1,450 sq ft, 3.5 beds avg
Sidney and the Saanich Peninsula
Sidney
Half houses, half condos: a house averaging about 1,700 sq ft, or a newer 2 to 3 bed condo.
- Houses
- 7 listed, median 1,686 sq ft, 3.3 beds avg
- Townhomes
- 1 listed, median 1,656 sq ft, 2 beds avg
- Condos
- 6 listed, median 1,203 sq ft, 2.5 beds avg
Brentwood Bay
Mostly houses averaging about 2,000 sq ft, about half of them built in the 1970s.
- Houses
- 9 listed, median 1,953 sq ft, 3.4 beds avg
- Townhomes
- 1 listed, median 1,984 sq ft, 4 beds avg
North Saanich
A 2 to 4 bed house of 1,150 to 2,750 sq ft, or a 2-bed townhome.
- Houses
- 4 listed, median 1,619 sq ft, 3 beds avg
- Townhomes
- 1 listed, median 1,596 sq ft, 2 beds avg
Sooke
Sooke
The most house for the money: a 3 to 6 bed house with a median of about 2,780 sq ft, half of them built since 2005.
- Houses
- 20 listed, median 2,779 sq ft, 4.2 beds avg
- Townhomes
- 1 listed, median 2,933 sq ft, 4 beds avg
- Condos
- 1 listed, median 994 sq ft, 2 beds avg
Reading the numbers
- Close to town, the family home at this price is a townhome. In Royal Oak, Broadmead, Gordon Head and View Royal, a million buys a townhome of around 2,000 sq ft, about the size of a modest house.
- Character costs less than you think. Fernwood, Quadra and Burnside still have early and mid-century houses with four or more bedrooms in this range, though older houses usually need more upkeep.
- New construction sets the price in the growth areas. At Bear Mountain, Royal Bay and Esquimalt, most of what lists near $1 million was built in 2025 or later.
- Check strata fees and taxes. A townhome and a house at the same price can cost very different amounts to own each month.
Search your price range
Every neighbourhood page above shows its live map and listings. Open one and narrow it to your budget.
City of Victoria homesSaanich homesLangford homesPhoto credits are under each photo. Photos from Wikimedia Commons, used under the licences linked.