All Waterfront Properties in Victoria on MLS

2 Beds ⋅ 2 Baths ⋅ 1049091 MLS ⋅ The Edgewater BLDG.

Exceptional waterfront living at Edgewater! This spacious 2-bedroom, 2-bathroom residence offers generous principal rooms and a thoughtfully designed layout with excellent bedroom separation for added privacy. The bright living and dining areas are anchored by a cozy gas fireplace, while the oversized primary suite features a full ensuite. Relax on the covered terrace with tranquil water views. Nestled along the picturesque Gorge Waterway, enjoy beach access for kayaking, frequent visits from otters and shorebirds, and the new swimming dock at Banfield Park. Ideally located between Uptown and downtown, with easy cycling access to both via the Galloping Goose Trail. Just steps to GLO restaurant, cafés, fitness studios, shopping, and everyday amenities. EV-ready building in one of Victoria's most sought-after waterfront communities.

330 Waterfront Cres Unit ##306, Victoria

Courtesy of Pemberton Holmes Ltd.

$6,650,000

4 Beds ⋅ 5 Baths ⋅ 1048754 MLS

A rare opportunity to own in one of Victoria’s most coveted waterfront neighbourhoods, this extraordinary 4,186 sq.ft. residence offers an oasis beachfront retreat in Cadboro Bay. Conceived by Dan Boot with Jenny Martin and thoughtfully renewed through a recent renovation by Sandy Nygaard, the home blends striking architecture with effortless coastal elegance. Four appointed bedrms each feature private ensuites, including two exquisite primary suites, one on each level. Dramatic window walls frame breathtaking ocean views and bathe the interior in natural light. The chef’s kitchen is appointed with premium appliances, quartzite surfaces, and bespoke cabinetry by Jason Good, paired with European oak flooring and refined living spaces designed for gathering. Landscaped with Japanese ornamentals and coastal grasses, the grounds provide beach access while preserving privacy. Enjoy the 12-foot fireplace, outdoor kitchen, pizza oven, Nordic hot tub & outdoor shower overlooking the sea...

3931 Cadboro Bay Rd, Saanich

Courtesy of Engel & Volkers Vancouver Island

$1,498,000

1048266 MLS

Lake Cowichan rare walk-out waterfront lot available in sought after Woodland Shores development. This is one of the last lakefront lots on the water. It measures just under 3/4 of an acre (approx 31,431 sq.ft.) Imagine designing & building your dream home on this South-west facing waterfront lot and start enjoying the pristine waters of Cowichan Lake. The lot is serviced with municipal sewer, municipal water & underground hydro and telephone. With 134 feet of road frontage and approximately 80 feet of water frontage there are endless possibilities in your house design. This lot is located next to Stoker Park offering great privacy with only one neighbor which is currently under construction and building what is sure to be a magnificent family home. Woodland Shores is a master planned community with parks & access to extensive hiking & biking trails...a truly special development. This could be your last opportunity to build your custom family home at Woodland Shores on Cowichan Lake.

Lot A Marble Bay Rd, Lake Cowichan

Courtesy of DFH Real Estate Ltd.

$1,190,000

4 Beds ⋅ 4 Baths ⋅ 1049176 MLS

Architectural lakefront gem! A rare lakefront retreat set on a private 1.73 acre forested hillside.This striking mid century modern home is designed to fully capture the lakefront setting, with expansive glazing and a unique circular layout that brings the outdoors in from every angle. The original 1973 round design is complemented by a bold two storey circular addition, creating a one of a kind residence immersed in nature. Offering 4 bedrooms and 3 bathrooms, the home features a spacious primary suite and two dramatic living areas oriented toward the water and surrounding landscape. A carriage style rental suite provides flexibility for guests, extended family, or income. Enjoy direct access to Eagle’s Lake for kayaking and waterfront exploration, along with expansive grounds that include a workshop, greenhouse, and space for equestrian use. A true West Coast sanctuary that blends architecture, privacy, and a rare connection to the water.

3383 Lakeridge Pl, Highlands

Courtesy of RE/MAX Masters Realty

$1,399,000

2 Beds ⋅ 2 Baths ⋅ 1049033 MLS ⋅ Royal Quay East BLDG.

GORGEOUS OCEAN FRONT CONDO. Experience luxury living at Royal Quays with an unparalleled floor plan boasting 1875 sq ft. Every window offers a panoramic vista of Victoria’s vibrant inner harbour, with SW exposure. From sunrise to sunset, soak in the ocean's beauty, framed by the majestic Olympic Mountains & enchanting sunsets over the Sooke Hills, extending to the Parliament Bldgs. Both bathrooms have soaker tubs & primary offers a steam shower. The open floor plan offers a great layout ensuring optimal privacy with a generous separation between the primary & 2nd bed. Entertain in the spacious living & dining area, adorned w/ a charming bay window featuring cozy window seats & new blinds. Well-appointed kitchen with newer appliances, while adjacent deck offers a serene spot to bask in ocean views. Freshly painted throughout & move-in ready. A leisurely stroll along the picturesque waterfront leads to downtown, completing this idyllic coastal lifestyle.

10 Paul Kane Pl Unit ##313, Victoria

Courtesy of RE/MAX Camosun

$339,900

1 Beds ⋅ 1 Baths ⋅ 1048403 MLS ⋅ Treelane Estates BLDG.

Welcome to waterfront living on the Gorge Waterway and this ground-floor suite at the popular Treelane Estates. Step inside to a bright one-bedroom suite with an absolutely beautiful southeast-facing patio PLUS a private garden space, leading to an expansive common area patio. Treelane Estates is comprised of two steel & concrete buildings that are quietly set back from the road on the Gorge Waterway. This suite boasts a spacious living/dining area, galley kitchen, large bedroom, and a storage room. Laundry is conveniently located on the same floor. The building itself is known for its strong amenities, including a rooftop patio and lounge, kayak and bike storage, workshop, and guest suite. Located along the scenic Gorge Waterway with walking trails and water access nearby, this central location provides easy access to downtown Victoria, Tillicum Centre, and major transit routes. It's hard to beat this affordable entry into a waterfront complex in a desirable, established community.

103 Gorge E Rd Unit ##104, Victoria

Courtesy of RE/MAX Camosun

$2,225,000

3 Beds ⋅ 3 Baths ⋅ 1048928 MLS

A truly rare opportunity—nearly 20 acres backing onto the beautiful Sooke River, complete with an irrigation water licence! This exceptional property offers privacy, usable acreage and natural beauty in a setting that is difficult to replicate. The newer 3-bedroom rancher features a bright, open-concept design with inviting living spaces, surrounded by natural greenspace & views toward the mountaintops. Highlights include a heat pump, wood stove, double garage plus a bonus den or home office. Outside, you’ll find a huge detached barn with a steel roof and separate 200-amp service, plus a detached studio with a 3-piece bathroom. A meandering gravel driveway provides easy access throughout the nearly 20 acres of flat, cleared land, offering tremendous flexibility to enjoy as-is or bring your own vision to life. A remarkable Sooke River acreage that truly must be experienced in person! Drone video link below.

3031 Phillips Rd, Sooke

Courtesy of RE/MAX Camosun

$9,995,000

6 Beds ⋅ 10 Baths ⋅ 1049067 MLS

Welcome to this modern waterfront estate in North Saanich, Vancouver Island. On 1.04 acres of low-bank oceanfront, this 2024 constructed luxury home offers privacy and sweeping views of Salt Spring Island’s Mount Tuam Reserve. Voted best Kitchen (over $150k) & Bathroom (over $75k) at the VI Building industry awards, this 7,000-sqft main residence features 4 bedrooms, 7 bathrooms, & a double garage. A zen garden leads to an open main floor with floor-to-ceiling windows. 2 primary suites upstairs include walk-in closets, ocean-view balconies, & a private office. The lower level offers a theatre, wet bar, outdoor kitchen, & a covered patio with a 350-sqft oceanfront deck. A 990-sqft guest house has its own kitchen, 2 bedrooms, 2 bathrooms, & ocean-view deck. A detached three-bay garage adds storage. Smart home tech, energy-efficient systems, & soundproofing enhance comfort & sustainability. Minutes from Swartz Bay Terminal & Victoria Airport, this estate offers opulent waterfront living.

848 Lands End Rd, North Saanich

Courtesy of Sotheby's International Realty Canada

$1,695,000

1048990 MLS

Discover a rare gem in this extraordinary 167-acre oceanfront estate! With an impressive approximately 1/3 mile of ocean frontage along Sansum Narrows, this property offers unparalleled views and seclusion. Approximately 153 acres are preserved as a nature sanctuary, ensuring absolute privacy. Enjoy the mild microclimate of Salt Spring, where Manzanitas thrive. This is your chance to own a piece of paradise with the flexibility to build a main residence, seasonal cottage, and additional structures at an exceptional price.

206 Narrows West Rd, Salt Spring

Courtesy of Newport Realty Ltd.

$525,000

2 Beds ⋅ 1 Baths ⋅ 1047856 MLS ⋅ Treelane Estates BLDG.

OPEN HOUSE SAT SEPT 12 1-3pm. Spacious. Positioned on the fifth floor, this tastefully renovated 2-bedroom Gorge Road East condo feels elevated, bright, and clear. At over 1,100 sq ft, the layout includes plenty of closet space and a rare open-concept flex area off the kitchen perfect for a home office, breakfast nook, or extended entertaining space. The kitchen is fully updated with quartz countertops, stainless steel appliances, glass-front cabinetry, and a teal glass-tile backsplash. New carpet, new blinds, and a modernized 3-piece bathroom round out this turnkey home. Enjoy two covered balconies with high-floor sightlines. The primary bedroom features a private balcony, while a second balcony off the main living room showcases mountain and treetop views. Building amenities include secure storage, a games room, and a rooftop terrace with panoramic views of the Gorge Waterway and downtown skyline. All just a 10-minute walk to the water.

103 Gorge E Rd Unit ##508, Victoria

Courtesy of eXp Realty

$5,250,000

4 Beds ⋅ 4 Baths ⋅ 1048269 MLS

A once-in-a-lifetime oceanfront acreage in rural Central Saanich, this is the kind of property that rarely comes to market. This 9 acres sits above the coast on a west-facing slope, with sweeping views across the Salish Sea to Mount Baker. Watch the sunrise, sail boats passing, eagles working the shoreline, all from your own private estate. The 3600+ sq/f main home dates to 1901 and has been thoughtfully expanded over the years. Two primary suites (one on main) plus two more bedrooms, and multiple sunrooms, living areas and decks. A stable with paddock and stalls is ready for horses, and a large second building offers office space, a bathroom, garage, huge workshop and a vaulted upper floor with room for games room, gym and hobby space. Full of character and ready for your personal touch, with ALR designation and a favourable south/west exposure that's perfect for a boutique vineyard or regenerative farm, just minutes to Victoria airport, ferries and all amenities.

3190 Martindale Rd, Central Saanich

Courtesy of Coldwell Banker Oceanside Real Estate

$1,100,000

2 Beds ⋅ 2 Baths ⋅ 1048461 MLS ⋅ Royal Quay East BLDG.

Welcome to Songhees waterfront living at the highly sought-after Royal Quays East. This beautifully updated executive condo offers a blend of modern finishes and iconic West Coast scenery. With north-west to south-east exposures, the open-concept, huge floorplan makes this home feel more like a townhome than a condo. Designed for privacy, the bedrooms are situated on opposite ends, creating two separate retreats and tons of living space in between. Step onto your private covered balcony to soak in beautiful Inner Harbour views - perfect for morning coffee or evening BBQs. The unit includes in-unit laundry, a separate storage locker, and a secure underground parking space. The building is exceptionally well-maintained with a very proactive strata. It also allows pets and has common bike and kayak storage. Embrace the Songhees lifestyle: stroll the scenic waterfront walkway to downtown or West Bay, visit favourites like the Boom + Batten, or catch the Harbour Ferry at your doorstep.

10 Paul Kane Pl Unit ##318, Victoria

Courtesy of RE/MAX Camosun

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Waterfront properties for sale across Greater Victoria BC

GREATER VICTORIA WATERFRONT REAL ESTATE

Waterfront Properties for Sale in Greater Victoria BC

Search oceanfront, harbourfront, lakefront and direct-shoreline real estate throughout Greater Victoria, including detached waterfront houses, waterfront condos and rare waterfront townhomes across Victoria, Oak Bay, Saanich, the Saanich Peninsula, West Shore and Sooke.

View Waterfront Properties Waterfront Market Report

REGIONAL WATERFRONT PROPERTY SEARCH

Waterfront Real Estate in Greater Victoria

Greater Victoria has an unusually varied waterfront market because the region wraps around the Strait of Juan de Fuca, Haro Strait, Saanich Inlet, Victoria Harbour, numerous bays and coves, and several freshwater lakes. Waterfront inventory therefore ranges from urban harbour condominiums to substantial oceanfront estates, rural shoreline acreages, lakefront houses and a small number of waterfront townhouse developments.

The most important distinction is between true waterfront and a property that simply has a water view. A home can have a spectacular ocean outlook without owning shoreline, while a genuine waterfront property may have direct frontage but a more limited view because of elevation, vegetation or shoreline configuration.

For valuation and search accuracy, compare the actual relationship with the water: legal frontage, shoreline access, low-bank or high-bank topography, exposure, privacy, marine infrastructure, view quality and the physical condition of both the residence and shoreline improvements.

Waterfront classification matters. MLS® descriptions can use terms such as waterfront, oceanfront, water view, harbourfront and waterfront community differently. Confirm whether the property actually adjoins the shoreline and whether roads, public walkways, parks, common property or neighbouring land separate the residence from the water.

WATERFRONT PROPERTY TYPES

Different Waterfront Properties Compete in Different Markets

Detached Waterfront Houses

Detached waterfront homes can include low-bank beach-access houses, high-bank oceanfront estates, lakefront residences and rural shoreline acreages. Land, privacy, frontage, topography, exposure and servicing can matter as much as the house itself.

Search Waterfront Houses →

Waterfront Condominiums

Waterfront condos are concentrated around Victoria Harbour, Songhees, Vic West, Esquimalt, Sidney and selected shoreline locations. Floor level, orientation, building condition, parking and strata finances can materially affect value.

Search Waterfront Condos →

Waterfront Townhouses

Waterfront townhome inventory is comparatively scarce. Buyers may find harbourfront, marina-oriented and oceanfront strata communities offering more space and privacy than an apartment condominium without detached-home maintenance.

Search Waterfront Townhomes →

WATERFRONT VS WATER VIEW

Direct Waterfront Is Not the Same as an Ocean View

A panoramic ocean, harbour or lake view can be extremely valuable, but it is a different property characteristic from physical waterfront ownership. The premium for genuine waterfront is tied partly to scarcity and partly to direct access, shoreline control or proximity that cannot easily be replicated.

Conversely, direct frontage does not automatically make one property superior to another. A high-bank site may have dramatic views but difficult shoreline access. A low-bank property may provide excellent beach access while offering less privacy. Some urban waterfront residences sit beside public walkways or marinas, while rural properties may have considerably more private shoreline.

True Waterfront The property or strata site directly adjoins the shoreline or water body.

Waterfront Adjacent Close to the shoreline but separated by a road, walkway, park or other land.

Water View The property has an ocean, harbour or lake outlook without direct frontage.

Waterfront Community A development may border the water even though an individual residence does not.

WATERFRONT BY AREA

Waterfront Markets Across Greater Victoria

Waterfront property characteristics vary substantially around the Capital Region. Exposed oceanfront, protected inlets, harbourfront, marina-oriented property and lakefront real estate should not be treated as one uniform market.

Oak Bay & Saanich

Oak Bay and eastern Saanich contain some of the region's most prestigious oceanfront addresses, including exposed shoreline, rocky coast and premium residential locations with substantial scarcity.

Saanich Peninsula

North Saanich, Central Saanich and Sidney offer oceanfront estates, marina and harbour settings, rural shoreline property and waterfront condominiums around the Peninsula's extensive coastline.

Victoria, Vic West & Esquimalt

The urban waterfront market is more strata-oriented, with harbourfront condos, Songhees and Vic West residences, selected townhomes and a small number of detached shoreline properties.

West Shore, Metchosin & Sooke

Western communities can provide larger sites, dramatic coastal exposure, rural waterfront acreage, coves, beaches and properties where access, wells, septic systems and shoreline conditions become especially important.

WATERFRONT DUE DILIGENCE

What Waterfront Buyers Should Investigate

Shoreline, Erosion & Flood Exposure

Review shoreline configuration, elevation, erosion history, drainage, storm exposure and any available geotechnical or flood-related information. Low-bank and high-bank properties can have very different risks and maintenance requirements.

Docks, Seawalls & Marine Structures

Confirm the ownership, condition, approvals and maintenance responsibility for docks, floats, seawalls, retaining structures, ramps and other shoreline improvements. Existing infrastructure should not automatically be assumed to be replaceable.

Insurance & Building Exposure

Salt air, wind-driven rain and marine exposure can accelerate wear on roofing, cladding, windows, decks, railings and mechanical equipment. Insurance availability, deductibles and exclusions deserve careful review.

Servicing & Rural Property Systems

Waterfront homes outside the urban core may depend on wells, septic systems, private roads, pumps and other rural infrastructure. The condition and replacement cost of those systems should be considered alongside the residence itself.

SCARCITY, VALUE & RESALE

What Makes Greater Victoria Waterfront Property Valuable?

Waterfront value is driven by a combination of scarcity and individual property characteristics. Direct frontage, protected views, usable shoreline access, privacy, sun exposure, lot utility, quality of improvements and proximity to services can create very large differences between properties that appear similar in a broad regional search.

The strongest properties tend to offer waterfront attributes that are difficult to reproduce while avoiding major compromises in access, maintenance or usability. Buyers should compare waterfront real estate property by property rather than applying a single regional premium.

Waterfront Market Report Review current Greater Victoria waterfront inventory, asking prices and market time. Waterfront Houses Search detached waterfront, oceanfront and lakefront homes. Waterfront Condos Browse current harbourfront and oceanfront condominium inventory. Waterfront Townhomes Explore Greater Victoria waterfront townhouse and strata inventory.