Condos for Sale in Florence Lake
Florence Lake condos are concentrated in the new buildings along City Gate Boulevard, Gateway Road, Whirlaway Crescent and Pharoah Mews, most completed in the past several years. The depth of brand-new choice here is among the best on the Westshore. The live map and statistics above show how many are for sale now and at what prices.
For first-time buyers, downsizers and investors who want a new, low-maintenance home with quick highway access at an accessible price, Florence Lake condos are among the best options in the region.
Where Florence Lake Condos for Sale Are Built
Nearly every listing on this page comes from four streets, and each one marks a different stage of the neighbourhood's growth:
- Whirlaway Crescent: the earliest buildings in the group, with addresses completed in 2018, 2020 and 2023, so resale suites here come with a few years of strata history.
- Pharoah Mews: a building completed in 2023, with some three-bedroom plans alongside the usual one- and two-bedroom suites.
- Gateway Road: the six-storey Sky Gate development on the 2400 block, between City Gate Boulevard and McCallum Road, finished in the early 2020s with one- and two-bedroom homes.
- City Gate Boulevard: the newest address, 2390 City Gate Boulevard, finished in the mid-2020s.
Buyers who compare these streets side by side will notice that the floor plans are similar from building to building. The real differences are the age of the building, the outlook from the suite, the parking and storage that come with it, and the strata's finances.
Home Warranty Coverage by Building Age
New condos in British Columbia carry a 2-5-10 home warranty: two years on materials and labour, five years on the building envelope and ten years on the structure, counted from the date the building's warranty began. Because the Florence Lake buildings were finished in steps, the coverage left on a resale suite depends on its street. A Whirlaway Crescent suite from 2018 is past its five-year envelope term, while a City Gate Boulevard suite still has most of its coverage ahead of it. Ask for the warranty certificate and the provider's name, and check whether any claims have been made on common property.
New & Recently Built Condos
Almost all of the Florence Lake condo listings are new or nearly new, in buildings completed over the past several years. A newer building means contemporary finishes, modern energy efficiency and, often, warranty coverage, with fewer deferred-maintenance questions. Confirm whether GST applies and is included on anything recently completed or pre-construction, and ask about parking, storage and the amenities the building offers.
Read the Strata Documents
Even in a new building, the strata documents decide a lot. Read the bylaws on pets, rentals and age restrictions, review the budget and depreciation report, and understand the monthly fee and what it covers. In a newly occupied building, confirm the fee is realistic now that the project is complete, and check how much of the building is owner-occupied versus rented.
One- & Two-Bedroom Homes
Most Florence Lake condos are one- and two-bedroom homes, with some three-bedroom units in the newest buildings. One-bedroom homes suit first-time buyers and investors; two- and three-bedroom homes work for couples, downsizers and small families. Look at the floor, the outlook, the parking and the building's amenities, since these shape both daily life and resale more than square footage alone.
Getting Around From a Florence Lake Condo
BC Transit Route 49 stops on Florence Lake Road at Setchfield Avenue. Southbound it runs to Langford Exchange by way of Peatt Road and Goldstream Avenue; northbound it climbs to Bear Mountain Village Centre. Route 52 stops on Millstream Road at Treanor Avenue on its way to Royal Bay Exchange and Colwood Exchange, and some trips serve Royal Roads University. By car, Millstream Road leads south to the Trans-Canada Highway and Millstream Village. Check BC Transit's current timetables before you count on a bus for a daily commute.
Condo Living Beside the Strachan Trail
A condo comes without a yard, and in Florence Lake the lake makes up for it. The Strachan Trail circles Florence Lake with two boardwalks over the water, and the popular walk is an easy route of about three kilometres out and back on boardwalk and sidewalk, starting from Savory Road. There is a boat launch on the north shore, swimming is popular in summer, and the lake is stocked with trout. The shoreline is wooded, and the trees turn colour in autumn. Dogs are welcome on the trail on a leash, but the City keeps them off Langford beaches from June 15 to September 15.
Renting Out a Florence Lake Condo
Investors are a large part of this market. Since November 24, 2022, British Columbia strata corporations can no longer stop owners from renting to long-term tenants, so every building on these four streets is open to rental use. A strata may still ban short-term rentals, and age-restriction bylaws of 55 and over are still allowed. On some trips Route 52 links the Millstream Road stop with Royal Roads University, which widens the pool of possible tenants. Ask the strata manager for the building's rental and short-term rental bylaws before you buy.
Pet Rules in Florence Lake Buildings
Each building on these four streets has its own pet bylaw, and many limit owners to one dog or one cat. If you are moving with an animal, start with the Florence Lake pet-friendly condos page, which narrows the search to listings that report pets allowed and explains what to ask for.
Price per Square Foot for Florence Lake Condos
In a market with this much new supply, price per square foot is a useful way to compare one building and unit with another, though a better outlook, a quieter position and good parking can justify paying above the raw number. The statistics above show the current average for Florence Lake condos.
Who Buys a Florence Lake Condo
The typical buyer is a first-time purchaser drawn by accessible prices for new construction, a downsizer who wants a low-maintenance home with easy highway access, or an investor attracted by new supply and strong rental demand. Newcomers to the region also favour the node for its turnkey condos and convenience. The volume of listings keeps choice healthy.
Families in the larger plans should note that public schools are run by the Sooke School District (SD62), whose online school locator confirms the catchment for an address. The Province has also announced a large new secondary school just off McCallum Road, a short drive from these buildings.
Florence Lake Condos Compared With the Rest of Langford
Florence Lake has one of the Westshore's deepest new-condo markets. See all Florence Lake properties for houses and more in the area, and compare these buildings with condos for sale across Langford, from the downtown core to Westhills, or the wider Langford market across the city.
