Tillicum Real Estate for Sale
Tillicum's housing is a mix of eras. The detached houses range from early 1900s homes to 1950s bungalows, 1970s and 1980s family homes and the occasional brand-new house, on streets such as Rowland Avenue, Kent Road, Whiteside Street, Jones Terrace, Regina Avenue and Davida Avenue. Condos are mostly in low-rise buildings from the 1960s to the 2010s on Carey Road, Albina Street, Seaton Street and Tillicum Road. In late October 2026, condos asked roughly $300,000 to $540,000 and houses about $750,000 to $1.55 million.
That range makes Tillicum a practical choice for first-time buyers, families who want a house in Saanich without the price of Gordon Head or Broadmead, and investors looking for older homes with suite potential close to the core.
Tillicum, Gorge & the MLS® Boundaries
The District of Saanich's Tillicum neighbourhood runs from the Trans-Canada Highway south to the Gorge Waterway, and from Portage Inlet east to the City of Victoria. On the MLS® system, however, the area is split in two: the streets nearer the water are listed as Gorge, and the area to the north around Tillicum Road, Burnside Road West and Carey Road as Tillicum. This page covers the Tillicum subdivision; for homes closer to the waterway, see Gorge real estate.
A Short History of Tillicum
Before European settlement, the land around Portage Inlet and the Gorge provided shelter and food to First Nations people, and it was covered by the Kosampson treaty, one of the Douglas Treaties of 1850 to 1854. In colonial times it was farmed, and it became one of Saanich's earliest residential areas, with water service extended before the First World War. Tillicum School on Albina Street was completed in 1916 and is still open today.
Dairies shaped the area for decades. The Rudd family ran a dairy farm on Burnside Road from 1906, and George Rudd later donated five acres for what became Rudd Park. The Ono family ran the Tillicum Dairy from the 1920s until 1942, when they were forcibly removed under wartime orders against Japanese Canadians. Later landmarks came with the car: the Tillicum Outdoor Theatre drive-in opened in 1951 and closed in 1979, and Tillicum Shopping Centre replaced it in 1982.
Cuthbert Holmes Park & the Colquitz River
Cuthbert Holmes Park is the neighbourhood's green heart. Saanich completed the land purchases in 1986 and opened the 67.7-acre park in 1990, protecting the Colquitz River corridor with trails through forest and meadow. The river trail connects north toward the rest of Saanich, and the Galloping Goose Regional Trail passes close by for cycling to downtown Victoria or out to the Westshore.
Gorge Park & Pearkes Recreation Centre
To the south, Gorge Park (Gorge Waterway Park) has been parkland since Saanich bought 9.9 acres of waterfront in 1966, with paths along one of the region's most loved waterways. The George R. Pearkes Recreation Centre opened its arena in 1968 and was expanded in 1998; it is named for George Randolph Pearkes, a Victoria Cross recipient and later Lieutenant Governor of British Columbia.
Pools in older complexes
A few of Tillicum's older condo and townhome complexes from the 1960s and 1970s have their own swimming pools, which is unusual at this price level. If a pool matters to you, see condos with a pool across Greater Victoria, and ask about the pool's condition and running costs in the strata budget.
Shopping, Schools & Getting Around
Tillicum Centre is the main shopping hub, with groceries and everyday services, and Uptown and downtown Victoria are a short drive away. The neighbourhood is in the Greater Victoria School District (SD61); catchments vary, so confirm the schools for a specific address. Several bus routes serve Tillicum Road, Burnside Road and Gorge Road, and the drive downtown takes about 10 minutes outside rush hour.
Who Buys in Tillicum
Tillicum suits first-time buyers who want a condo or starter house close to the core, families stretching for a detached home in Saanich, renovators looking at older houses with potential, and investors who value the central location and transit. Its established streets and big parks also appeal to buyers who prefer an older neighbourhood to a new subdivision.
How Tillicum Compares
Compare Tillicum with the Gorge next door, with Burnside across the city boundary in Victoria, and with the whole Saanich market.
