Saanich Waterfront Homes for Sale

3 Beds ⋅ 3 Baths ⋅ 1043795 MLS ⋅ Seascape BLDG.

Rare West Coast Contemporary townhouse at Seascape, an exclusive luxury waterfront community set on 5 acres of beautifully landscaped grounds. This exceptional 3 bed, 3 bath end unit offers breathtaking Haro Strait views and refined finishes throughout. The main floor is designed for entertaining, featuring a sun-filled living room with linear fireplace opening to a view deck, and a chef-inspired kitchen with quartz counters, vertical grain walnut cabinetry, and Jenn-Air appliances. A bright breakfast nook provides the perfect spot to enjoy morning coffee overlooking the water. Upstairs, two bedrooms include a stunning primary suite with vaulted ceilings, private view deck, and spa-like ensuite with expansive windows. Complete with a double garage and direct access to a private beach for miles of shoreline walks. Ideally located in sought-after Cordova Bay near Mt. Doug Park, cycling trails, and Mattick's Farm.

4771 Cordova Bay Rd Unit ##20, Saanich

Courtesy of eXp Realty

$4,690,000

4 Beds ⋅ 4 Baths ⋅ 1044424 MLS

Rare 0.73-acre low-bank oceanfront estate featuring 130 feet of premium white sand beachfront in Cadboro Bay. Exceptional south-facing exposure optimizes natural climate control and year-round sunlight. Vetted professional film production site. *CAPITAL IMPROVEMENTS*: 100% turnkey, completely renovated top-to-bottom featuring high-end finishes and transferable warranties: brand-new roof, windows, floors, contemporary lighting, interior/exterior paint, hot water tank, outdoor patio/pergola, pro-designer landscaping, custom fire pit with premium Spanish stone. Designer baths feature top-tier hardware & luxury smart toilets. *FUNCTIONAL LAYOUT*: 4 BR/4 BA with 2 primary main-level ensuites, dedicated executive office, formal living, dining, separate laundry, 2-car indoor garage, and 6-vehicle driveway. Prime garden suite potential to expand your living space. Premium proximity to UVic, elite private schools, yacht club, golf courses, and transit hubs. An irreplaceable legacy acquisition.

3905B Cadboro Bay Rd, Saanich

Courtesy of Pemberton Holmes Ltd.

$389,900

2 Beds ⋅ 2 Baths ⋅ 1043762 MLS ⋅ Cedar Shores BLDG.

Live a million-dollar lifestyle for a fraction of the cost on the beautiful Gorge Waterway! This bright & spacious 2-bed, 2 bath condo sits on the fourth floor of a secure, quiet building with an on-site caretaker. The open living space features a cozy wood fireplace, separate dining area and receives sun-drenched natural light, opening onto a balcony with water views, perfect for watching ocean sunsets at the end of the day. Large kitchen with oodles of cabinets along with the convenience of in suite laundry, primary bedroom with walk in closet and cheater ensuite. Coastal living couldn't be easier! Store your paddleboard or kayak in your storage locker and walk just one minute to launch right from the shore. Fantastic building amenities include: private pool, hot tub, sauna, racquet courts, indoor bike storage, & parking. Highly walkable & convenient, steps from ocean trails, Gorge Park's public swimming dock, groceries, pharmacies, bus routes, & the Galloping Goose cycling trail.

69 Gorge W Rd Unit ##410, Saanich

Courtesy of Royal LePage Coast Capital - Chatterton

$5,125,000

5 Beds ⋅ 5 Baths ⋅ 1043401 MLS

An extraordinary gated oceanfront estate offering over 6,600 sq. ft. of timeless West Coast luxury on a beautifully landscaped waterfront setting with panoramic views of Mt. Baker and the San Juan Islands.Thoughtfully designed for effortless main-level living, this exceptional residence features an ocean-facing primary suite, executive office,elegant living and dining rooms, and an open-concept family room anchored by a gourmet kitchen with premium appliances,expansive prep space,butler's pantry,and seamless access to a covered ocean view terrace with built-in heaters. The walk-out lower level is designed for family and guests, offering a home theatre with wet bar, games room,fitness room,wine cellar,and private guest accommodations. Rich custom millwork, built-ins and wide-plank oak flooring create a warm yet sophisticated atmosphere. Complete with a triple garage,built in BBQ station, putting green, and exceptional privacy, this is a rare opportunity to enjoy refined coastal living.

2226 Arbutus Rd, Saanich

Courtesy of RE/MAX Camosun

$299,000

1042711 MLS

RARE OCEANFRONT OPPORTUNITY IN PRESTIGIOUS CORDOVA BAY. Set on nearly half an acre of spectacular waterfront, 4569 Cordova Bay Road presents an extraordinary opportunity for a visionary buyer, developer, or builder to create a truly exceptional coastal residence. With a dramatic oceanfront setting and incredible potential, this unique property invites bold architectural vision and creative design. Located within a Slope Terrain Zone and intended for a single-family dwelling, the challenging terrain will require thoughtful planning, ingenuity, and expertise, but the reward could be something truly remarkable. City water and sewer connections are available. This is not an ordinary building lot. It is an opportunity to transform a rare piece of Cordova Bay oceanfront into a one-of-a-kind luxury residence. Bring your architect. Bring your builder. Bring your vision. Ask your REALTOR® for proposal images and additional property information. Opportunities like this are exceptionally rare.

4569 Cordova Bay Rd, Saanich

Courtesy of RE/MAX Generation - The Neal Estate Group

$439,000

3 Beds ⋅ 2 Baths ⋅ 1042504 MLS ⋅ Cedar Shores BLDG.

Experience easy, low-maintenance living in this beautifully updated ground-floor corner suite, ideal for downsizers seeking comfort and lifestyle. Bright and spacious, this home offers seamless indoor-outdoor living with two sliding doors opening onto a sunny, southwest-facing wraparound patio, perfect for morning coffee, gardening, or entertaining. Enjoy peaceful glimpses of the Gorge Waterway with direct access steps away, including a private kayak/SUP launch. The flexible floor plan offers 3 bedrooms or 2 bedrooms plus a den, perfect for guests or a home office. Features include in-suite laundry, a wood-burning fireplace, and a quiet corner location closest to the water. The well-managed complex offers exceptional amenities, including tennis courts, an indoor pool with Jacuzzi, sauna, and recreation room. With nearly all building envelope projects complete and a healthy reserve fund, this is a very well-run strata. Steps to the Gorge walkway, shopping, transit to UVic, and downtown.

69 Gorge W Rd Unit ##101, Saanich

Courtesy of RE/MAX Generation - The Neal Estate Group

$524,900

2 Beds ⋅ 2 Baths ⋅ 1042290 MLS ⋅ Cedar Shores BLDG.

NEW LISTING — WATERFRONT. Top-floor, 2-bed, 2-bath water view condo directly on the Gorge Waterway in Saanich West, Victoria, BC. Cedar Shores offers 1,020 sq ft of well-maintained living space w/ a generous layout, separate dining area, and a large balcony overlooking the Gorge Waterway. This is a rare top-floor position with water views. The primary bedroom includes a private ensuite. Custom-crafted window trim throughout and the unit has been painted for a clean, polished finish. This building complex features an indoor pool, tennis courts, clubhouse, recreation room, elevator access, storage locker, and one parking stall. Right on the Gorge Waterway with walking and biking paths, green space, and everyday amenities in Saanich West. Don't miss out and book your showing today!

79 Gorge W Rd Unit ##403, Saanich

Courtesy of Oakwyn Realty Ltd.

$449,000

2 Beds ⋅ 2 Baths ⋅ 1042069 MLS ⋅ Cedar Shores BLDG.

Welcome to Cedar Shores! This spacious ground-floor 2 bed, 2 bath home features a large primary bedroom with walk-through closet to cheater ensuite, open-concept kitchen, in-suite laundry, cozy wood-burning fireplace, and direct patio access for seamless indoor-outdoor living. Recent updates include vinyl flooring, kitchen cabinets, countertops, and an updated bathroom vanity with tile surround. The building has also undergone important recent maintenance including roof, balcony upgrades, and perimeter drainage improvements for added peace of mind. This resort-style waterfront complex offers landscaped grounds, private beach access, pool, hot tub, BBQ area, party room, and walking trails connecting to Gorge Park and the Gorge Waterway—paddleboard into town from your backyard. Well-managed with on-site caretaker and ideally located near shops, rec centre, library, and transit. A great home or investment opportunity—call today to book a viewing!

71 Gorge W Rd Unit ##106, Saanich

Courtesy of Coldwell Banker Oceanside Real Estate

$4,300,000

5 Beds ⋅ 6 Baths ⋅ 1041935 MLS

Protected oceanfront living in Cordova Bay with breathtaking panoramic ocean views from expansive, light-filled interiors designed to capture the ever-changing coastal landscape. This architecturally refined 5-bed, 6-bath residence offers nearly 5,000 sq. ft. of exceptional living space, purpose-built beyond conventional standards, where craftsmanship, quality, and thoughtful design define every room. The chef-inspired kitchen features premium appliances, generous prep areas, and abundant storage. A beautifully finished lower-level suite provides outstanding flexibility for extended family, guests, or rental income. Seamless indoor-outdoor living creates an exceptional setting for entertaining while offering remarkable privacy on the water. Blending architectural sophistication with effortless West Coast living, this rare coastal retreat is moments from beaches, hiking trails, schools, Mattick's Farm, and the amenities of one of Victoria's most sought-after seaside communities.

4599 Cordova Bay Rd, Saanich

Courtesy of Engel & Volkers Vancouver Island

$2,799,000

4 Beds ⋅ 3 Baths ⋅ 1041600 MLS

Rare 1.12-Acre Oceanfront Development Opportunity in Gordon Head. Perched on a spectacular high-bank shoreline at the end of a quiet cul-de-sac, this 48.814 sq ft property offers breathtaking panoramic views across the Haro Strait to the San Juan Islands and Mt. Baker. The existing residence is livable but primarily represents land value, making this an exceptional opportunity to build a world-class waterfront estate with room for a luxury home, expansive outdoor living, and potential for a garden suite or future development opportunities (buyer to verify all possibilities with the municipality). Current zoning may also offer subdivision potential. Just minutes from UVic, parks, beaches, top-rated schools, and everyday amenities, this is an extraordinary chance to secure a premier oceanfront property in one of Victoria's most sought-after locations. Bring your architect, your vision, and create a legacy estate on this irreplaceable waterfront setting.

4592 Bonnieview Pl, Saanich

Courtesy of Fair Realty

$99,000

1039906 MLS

This very small piece of residential zoned land is waterfront on the Gorge Park Waterway, with nice views to Kinsmen Gorge Park. The upland portion of the property is minimal, does not support development. Federal, provincial and local government legislation/restrictions and special permitting apply to the property (buyer due diligence required).

Lot 3-A Gorge W Rd, Saanich

Courtesy of Royal LePage Coast Capital - Chatterton

$3,995,000

1040341 MLS

**WATERFRONT LOT on Cadboro Bay.** Low-bank, beach-level oceanfront property located in one of Victoria’s most desirable coastal settings. This is a LAND ONLY sale and is priced at lot value; construction costs are excluded. The 10,445 sq.ft. parcel offers unobstructed water views and represents an extensively de-risked low-bank waterfront development opportunity with significant pre-development work completed. Approvals include Saanich Board of Variance approval for an 8.19 m (26.9 ft) height variance, approved archaeological permit (Site DcRt-9), and demolition permit. Structural engineer approval to utilize the existing foundation has also been obtained. Flood study, geotechnical and soil engineering reports, and hazardous materials assessment have been completed. New perimeter drainage installed. Architectural plans and conceptual renderings by Step One Design available for reference. Buyer to verify all details and approvals to their own satisfaction.

3767 Waring Pl, Saanich

Courtesy of RE/MAX Camosun

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Saanich Waterfront Homes for Sale

Browse current Saanich waterfront homes, oceanfront properties, coastal residences, beach-area homes, and MLS® listings throughout Saanich East and Saanich West.

Saanich Waterfront Homes, Oceanfront Properties & MLS® Listings

Browse current Saanich waterfront homes for sale, including oceanfront houses, coastal properties, beach-area homes, view homes near the water, and MLS® listings throughout Saanich East and Saanich West.

Saanich includes some of Greater Victoria’s most desirable waterfront and coastal real estate. Buyers searching for Saanich waterfront homes may find properties near Cordova Bay, Cadboro Bay, Ten Mile Point, Queenswood, Gordon Head, Portage Inlet, the Gorge Waterway, and other select shoreline areas. These properties can vary dramatically in setting, exposure, privacy, beach access, views, lot size, and overall value.

Waterfront property in Saanich is not one uniform market. An oceanfront home in Cordova Bay, a coastal residence near Cadboro Bay, a Ten Mile Point estate, a Gorge waterfront property, or a home near Portage Inlet may each appeal to a different buyer and require a different valuation approach. Shoreline orientation, usable waterfront, road access, building condition, privacy, sun exposure, and future maintenance can all have a major influence on price.

For a broader search, you can also view all Saanich Properties for Sale, including houses, condos, townhomes, view homes, and lots throughout Saanich East and Saanich West.

Saanich Waterfront Real Estate

Saanich waterfront homes for sale represent a specialized part of the Greater Victoria real estate market. These properties can include true oceanfront homes, homes near sandy or rocky shoreline, properties with water views, residences close to beaches, and homes near protected inlets, bays, and coastal trails.

Because waterfront property is limited, each listing needs to be evaluated carefully. Two Saanich waterfront homes may have similar square footage but very different values depending on shoreline quality, exposure, privacy, views, beach access, elevation, lot usability, building age, renovation quality, and long-term maintenance considerations.

Saanich East Waterfront Homes for Sale

Saanich East includes many of the municipality’s best-known coastal neighbourhoods, including Cordova Bay, Cadboro Bay, Ten Mile Point, Queenswood, Gordon Head, Arbutus, and areas near Mount Douglas and the shoreline. These locations can appeal to buyers looking for ocean views, beach access, quiet residential streets, proximity to parks, and some of Greater Victoria’s most desirable waterfront settings.

Cordova Bay waterfront homes may offer beach proximity, ocean outlooks, and access to the village, golf, trails, and local restaurants. Cadboro Bay and Ten Mile Point can offer a more exclusive coastal setting, with beach access, larger homes, and proximity to UVic, Gyro Park, and village amenities. Queenswood and Gordon Head may include select coastal and view properties with a more private residential feel.

Saanich West Waterfront Homes for Sale

Saanich West has a different kind of waterfront and water-oriented real estate, especially around the Gorge Waterway, Portage Inlet, and nearby shoreline areas. These properties may appeal to buyers looking for calm water settings, kayaking, paddling, birdlife, central access, and proximity to downtown Victoria, Tillicum, Gorge Park, and major commuter routes.

Waterfront and water-view homes in Saanich West may not always have the same open-ocean feel as Cordova Bay or Cadboro Bay, but they can offer a very attractive lifestyle. Protected waterways, mature neighbourhoods, and central access can make these properties especially appealing to buyers who want both natural setting and urban convenience.

Oceanfront, Beachfront, and Water-View Homes

When comparing Saanich waterfront listings, it is important to distinguish between true oceanfront, beachfront, water-view, and water-adjacent properties. A home directly on the ocean is different from a home across the street from the water, a property with a partial view, or a house close to a beach or waterfront park.

Buyers should pay close attention to the listing description, map location, elevation, shoreline access, usable outdoor space, and actual relationship to the water. In Saanich, some homes offer direct waterfront access, while others are best understood as view homes, beach-near properties, or homes in coastal neighbourhoods.

Luxury Waterfront Homes in Saanich

Saanich includes some of Greater Victoria’s higher-end waterfront and coastal properties. Luxury waterfront homes may be found in areas such as Cordova Bay, Cadboro Bay, Ten Mile Point, Queenswood, and other select shoreline locations. These homes may offer ocean views, larger lots, custom architecture, privacy, beach access, mature landscaping, and premium outdoor living spaces.

The luxury waterfront market is highly property-specific. A newer custom oceanfront residence, an older home on a prime lot, a private estate property, and a renovated coastal family home may all compete in different ways. Location, waterfront quality, house condition, privacy, exposure, and redevelopment potential can be just as important as interior square footage.

Buying a Waterfront Home in Saanich

Buying a waterfront home in Saanich requires more due diligence than buying a typical residential property. Buyers should consider shoreline condition, erosion exposure, drainage, slope, seawalls, riparian or environmental considerations, municipal rules, insurance, access, renovation history, and long-term maintenance costs.

It is also important to understand whether the home is priced mainly for the building, the land, the view, the waterfront access, or the future potential of the site. Some waterfront homes may have older structures on exceptional land, while others may be fully renovated or newer homes where the building itself contributes heavily to value.

Waterfront Lifestyle in Saanich

Saanich waterfront living can offer a wide range of lifestyles. Some buyers want direct beach access, morning walks along the shoreline, kayaking, paddleboarding, or quiet ocean views. Others are looking for a peaceful setting close to parks, trails, schools, shopping, restaurants, UVic, or downtown Victoria.

Neighbourhood context matters. A Cordova Bay waterfront property may offer a very different lifestyle than a Cadboro Bay home near the village, a Ten Mile Point estate, or a Gorge waterfront property with access to calm protected water. The best choice depends on the buyer’s priorities, budget, and desired balance between privacy, convenience, and waterfront setting.

Waterfront Homes, View Homes, and Coastal Properties

In Saanich, many buyers searching for waterfront homes are also interested in view homes and coastal properties. A true waterfront home may be rare or expensive, while a nearby view property may offer much of the same visual appeal at a different price point. Buyers should compare waterfront homes alongside Saanich view homes when location, outlook, and lifestyle are the main priorities.

Some buyers are also drawn to larger lots, older homes with renovation potential, or properties in coastal neighbourhoods that are not directly on the water but still provide beach access and a strong lifestyle advantage. This is why it is useful to compare current listings across several Saanich property categories rather than relying only on one narrow search.

Saanich Waterfront MLS® Listings

Use this page to search current Saanich waterfront MLS® listings, including oceanfront homes, coastal houses, waterfront properties, beach-area homes, view homes near the water, and select listings throughout Saanich East and Saanich West.

Whether you are searching for a Cordova Bay waterfront home, a Cadboro Bay coastal property, a Ten Mile Point estate, a Queenswood residence, a Gordon Head home near the ocean, or a Gorge waterfront property, the best approach is to compare current listings in context.

Browse current Saanich waterfront homes for sale below and compare available MLS® listings by location, shoreline setting, views, lot size, condition, privacy, exposure, and neighbourhood.