S
M
Stieg & Manning
Real Estate Team
THE NEIGHBOURHOOD

WEST SAANICH

IN SOUTHERN VANCOUVER ISLAND

West Saanich on the map

Nestled in Southern Vancouver Island

Amenities

Close to everything just around the corner

  • Save On Foods
  • M&M Food Market
  • Fraserview Meats
  • Red Barn Market
  • Country Grocer
  • Starbucks
  • The Rebel Garage
  • Fireside Grill
  • Charlotte & The Quail
  • Floyd's Diner
  • Med Grill
  • Niloo Restaurant
  • Fresh tandoori Flavour
  • Crooked Goose Bistro
  • Jack's Chinese
  • Trini To D Bone
  • Montana's Bar & Grill
  • The Olive Branch
  • Toishan Kitchen

  • Elk Lake
  • Hamsterly Beach
  • Elk/Beaver Lake Regional Park
  • Beaver Lake
  • Prospect Lake
  • Whitehead Park
  • The Gardens at HCP
  • Normandy Park
  • Quick's Bottom Park
  • Layritz Park
  • Brydon Park
  • Copely East Park

  • Prospect Lake Elementary 
  • Northridge Elementary
  • Strawberry Vale Preschool
  • Strawberry Vale Elementary
  • McKenzie Elementary
  • St Joseph's Elementary
  • Ecole Marigold Elementary
  • Tillicum Elementary
  • Royal Oak Middle School
  • Glanford Middle School
  • Discovery
  • Colquitz Middle School
  • Spectrum Community School
  • Pacific Christian School
  • Saanich Commonwealth Place

GET OUTSIDE

West Saanich has it all

West Saanich is full of parks, lakes, walking trails and tons of outdoor activities. The Center of the Universe is a major draw for locals and tourists alike. Here you can visit the over 100 year old Plaskett Telescope, which was the largest in the world when the Observatory opened, and is still used to for nightly scientific research. Spend the day in the Gardens in the Horticulture Center of the Pacific, started in 1979 and with over a hundred acres of conservation lands, which has the largest outdoor Bonsai garden in Canada and the only one in Western Canada. 

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  • 1171 Roy Rd in Saanich: SW Northridge Single Family Residence for sale (Saanich West) : MLS®# 1044125

    1171 Roy Rd SW Northridge Saanich V8Z 2X5
    OPEN HOUSE: Jul 26, 2026
    01:00 PM - 03:00 PM PDT
    Open House on Sunday, July 26, 2026 1:00PM - 3:00PM
    Main Photo: 1171 Roy Rd in Saanich: SW Northridge Single Family Residence for sale (Saanich West) : MLS®# 1044125

    1171 Roy Rd Saanich V8Z 2X5 SW Northridge

    $999,000
    Residential
    Status:
    Active
    MLS® Num:
    1044125
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,291 sq. ft.
    Welcome home to this meticulously maintained 3-bedroom rancher in desirable Saanich West. Designed for comfortable one-level living, this move-in-ready home offers a bright, functional floor plan. The updated kitchen features quartz countertops and opens directly to the expansive backyard, perfect for entertaining, gardening, or relaxing outdoors. The main bathroom includes heated tile floors, while the ensuite powder room adds convenience. The spacious primary bedroom provides a peaceful retreat, and the natural gas fireplace in main living room creates a warm and inviting atmosphere. Outside, enjoy a private backyard with room for children, pets, and family gatherings. A custom-built workshop is ideal for hobbies or extra storage. An attached garage, generous parking, and space for your RV, boat, or recreational toys add to the home's versatility. Ideally located close to parks, schools, shopping, and everyday amenities, this home offers comfort, convenience, and easy living. More details
    Listed by RE/MAX Camosun
    LISTING DETAILS

  • 4054 Grange Rd in Saanich: SW Strawberry Vale Single Family Residence for sale (Saanich West) : MLS®# 1044182

    4054 Grange Rd SW Strawberry Vale Saanich V8Z 4V3
    OPEN HOUSE: Jul 25, 2026
    11:00 AM - 01:00 PM PDT
    Open House on Saturday, July 25, 2026 11:00AM - 1:00PM
    Main Photo: 4054 Grange Rd in Saanich: SW Strawberry Vale Single Family Residence for sale (Saanich West) : MLS®# 1044182

    4054 Grange Rd Saanich V8Z 4V3 SW Strawberry Vale

    $1,239,900
    Residential
    Status:
    Active
    MLS® Num:
    1044182
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    2,904 sq. ft.
    STRAWBERRY VALE TREASURE! Situated on a private 13,068 sq. ft. lot, this beautifully updated 2,904 sq. ft. farmhouse-inspired home offers 5 bedrooms, 4 bathrooms, and exceptional flexibility for today's family. Rich in character with hardwood floors, exposed wood beams, and a cozy fireplace, the home blends timeless charm with modern updates. The bright, updated kitchen and dining area are perfect for gathering, while spacious bedrooms, renovated bathrooms, a large office, playroom, and laundry room provide room for everyone. The renovated 1-bedroom in-law suite is ideal for extended family or mortgage helper potential. Outside, enjoy fruit trees, enclosed gardens, a treehouse, guest cabin, workshop, bike/tool sheds, and an oversized driveway for RVs and boats. Entertain on the sunny front deck with Panama Flats views or relax by the fire pit on the private back deck. Close to schools, trails, shopping, and all amenities, this Strawberry Vale gem is a rare offering. More details
    Listed by LPT Realty
    LISTING DETAILS

  • 4155 North Rd in Saanich: SW Strawberry Vale Single Family Residence for sale (Saanich West) : MLS®# 1043604

    4155 North Rd SW Strawberry Vale Saanich V8Z 5H9
    Main Photo: 4155 North Rd in Saanich: SW Strawberry Vale Single Family Residence for sale (Saanich West) : MLS®# 1043604

    4155 North Rd Saanich V8Z 5H9 SW Strawberry Vale

    $1,199,900
    Residential
    Status:
    Active
    MLS® Num:
    1043604
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    1,016 sq. ft.
    Rare redevelopment opportunity in Saanich's desirable Strawberry Vale neighbourhood! This level 11,835 sq. ft. (.27 ac) corner lot offers conditional approval to subdivide into 2 lots, creating exceptional potential for builders, investors, or those looking to build their dream home. Ideally situated on a quiet, tree-lined street just minutes from parks, schools, shopping, restaurants, transit, and only 15 minutes to downtown Victoria or the Westshore. Explore additional development possibilities under the Provincial Small-Scale Multi-Unit Housing legislation. The existing home provides the option to live in or rent while completing the subdivision process. With mature trees, established gardens, an easy-to-build lot, and a prime central location, this is a rare opportunity to unlock outstanding value in one of Greater Victoria's most sought-after communities. More details
    Listed by RE/MAX Camosun
    LISTING DETAILS

  • 560 Kay St in Saanich: SW Glanford Single Family Residence for sale (Saanich West) : MLS®# 1043747

    560 Kay St SW Glanford Saanich V8Z 2L3
    OPEN HOUSE: Jul 25, 2026
    01:00 PM - 03:00 PM PDT
    Open House on Saturday, July 25, 2026 1:00PM - 3:00PM
    Main Photo: 560 Kay St in Saanich: SW Glanford Single Family Residence for sale (Saanich West) : MLS®# 1043747

    560 Kay St Saanich V8Z 2L3 SW Glanford

    $1,099,900
    Residential
    Status:
    Active
    MLS® Num:
    1043747
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,552 sq. ft.
    Single-level rancher in Royal Oak, Victoria BC. 3 bed + den, 2 bath, beautifully updated on a flat 8,000+ sq ft lot backing green space w no neighbours in front or behind. South-facing open-concept layout filled w natural light, custom millwork, oversized picture windows, designer lighting, new flooring throughout, fresh paint in & out, custom banquette seating & versatile den ideal for home office or guests. Showpiece kitchen w Black Walnut cabinetry, matte porcelain counters, full-height backsplash, Sub-Zero fridge, Wolf steam oven, Pitt gas burners, Scotsman ice maker, The Galley pro sink & beverage bar + Asko appliances. Spacious primary w ensuite featuring penny tile floor & frameless shower. Carpet-free w gas furnace, on-demand hot water, fenced yard, 11x12 workshop, covered carport & parking for 8+ incl. RV & boat. Quiet Glanford/Royal Oak location just mins to Broadmead Village, Commonwealth Rec Centre, parks, schools & Hwy 1. Turnkey, stair-free living with nothing left to do. More details
    Listed by Oakwyn Realty Ltd.
    LISTING DETAILS

  • 2817 Adelaide Ave in Saanich: SW Gorge Single Family Residence for sale (Saanich West) : MLS®# 1043860

    2817 Adelaide Ave SW Gorge Saanich V9A 2L3
    OPEN HOUSE: Jul 26, 2026
    01:00 PM - 03:00 PM PDT
    Open House on Sunday, July 26, 2026 1:00PM - 3:00PM
    Main Photo: 2817 Adelaide Ave in Saanich: SW Gorge Single Family Residence for sale (Saanich West) : MLS®# 1043860

    2817 Adelaide Ave Saanich V9A 2L3 SW Gorge

    $1,149,900
    Residential
    Status:
    Active
    MLS® Num:
    1043860
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    2,032 sq. ft.
    Open House Sun July 26 1-3. Nestled just steps from the scenic Gorge Waterway, this charming 1954 classic combines character with endless potential. The primary residence retains its original mid-century warmth—highlighted by classic coved ceilings—and features a light-filled 2-bedroom, 1-bathroom layout.. Designed with maximum versatility in mind, the home currently includes a fully legal 2-bedroom, 1.5-bathroom suite, offering fantastic flexibility whether you choose to live in one unit and rent the other, operate a short-term rental, or reconfigure the space. Easily integrate the suite bedrooms back into the main house while keeping a cozy bachelor suite, or seamless restore the layout into one sprawling single-family home. The massive attic space awaits your creative ideas for future expansion, while the generous yard provides ample space for outdoor living, complete with dedicated parking for your RV or boat. A rare versatile gem in a prime coastal location! More details
    Listed by Royal LePage Coast Capital - Oak Bay
    LISTING DETAILS

  • #TH22 3450 Whittier Ave in Saanich: SW Gateway Townhouse for sale (Saanich West) : MLS®# 1044015

    #TH22 3450 Whittier Ave SW Gateway Saanich V8Z 3R2
    OPEN HOUSE: Jul 25, 2026
    12:00 PM - 03:00 PM PDT
    Open House on Saturday, July 25, 2026 12:00PM - 3:00PM Display Home in TH#1 accessed at 3421 Harriet Rd.
    OPEN HOUSE: Jul 26, 2026
    12:00 PM - 03:00 PM PDT
    Open House on Sunday, July 26, 2026 12:00PM - 3:00PM Display Home in TH#1 accessed at 3421 Harriet Rd.
    Main Photo: #TH22 3450 Whittier Ave in Saanich: SW Gateway Townhouse for sale (Saanich West) : MLS®# 1044015

    #TH22 3450 Whittier Ave Saanich V8Z 3R2 SW Gateway

    $1,049,900
    Residential
    Status:
    Active
    MLS® Num:
    1044015
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,845 sq. ft.
    Designed by award-winning Abstract Developments, Greyson is a collection of comfortable and inviting family-sized townhomes that are built to stand the test of time. This highly sought after large 1,845 sq ft home offers 4 beds and 2.5 baths with 9’ ceilings and expansive windows throughout. The gourmet kitchen features quartz countertops and island, shaker style cabinets, built-in storage solutions, stainless-steel appliance package, built-in full height pantry and desk. Generous lower floor flex room is designed as a fourth bedroom or media room, featuring a large closet and outdoor access. Enjoy two separate, outdoor spaces including balcony and private patio. Includes EV ready garage, 10-year home warranty & optional AC upgrade. Greyson’s location makes for effortless travel in and out of the city - take your bike onto the nearby Galloping Goose Trail, walk over to the amenity rich Uptown Shopping Centre or easily hit the road to go up island. Price + GST. More details
    Listed by Newport Realty Ltd.
    LISTING DETAILS

  • 446 Quayle Rd in Saanich: SW Beaver Lake Single Family Residence for sale (Saanich West) : MLS®# 1044054

    446 Quayle Rd SW Beaver Lake Saanich V9E 2J7
    Main Photo: 446 Quayle Rd in Saanich: SW Beaver Lake Single Family Residence for sale (Saanich West) : MLS®# 1044054

    446 Quayle Rd Saanich V9E 2J7 SW Beaver Lake

    $1,549,000
    Residential
    Status:
    Active
    MLS® Num:
    1044054
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    1,080 sq. ft.
    OUTSTANDING OPPORTUNITY! First time on the market in decades. 2.06 Acres of sun drenched rolling grass pasture with 1000 sq ft 2 bed, 1 bath bungalow located in a highly desirable part of rural Saanich. Bring your ideas. Build you dream home, shop, or barn! Frontage faces south and property runs east to west. Almost every corner of this property gets sun. Connected to municipal water. Road access from Quayle Road and Elk Road. Easy access to main roads. Great propety for horses. Fully fenced. Excellent schools nearby. Close to Broadmead, Royal Oak for shopping and amenities. Property is in ALR. Bungalow features 2 bedrooms, dining room, spacious living room, updated kitchen, cozy wood stove, carport and nice sized garage. Don't miss your chance to buy this exceptional acreage in sunny Saanich! More details
    Listed by The Agency
    LISTING DETAILS

  • 4147 Hawkes Ave in Saanich: SW Glanford Single Family Residence for sale (Saanich West) : MLS®# 1043835

    4147 Hawkes Ave SW Glanford Saanich V8Z 3Y9
    Main Photo: 4147 Hawkes Ave in Saanich: SW Glanford Single Family Residence for sale (Saanich West) : MLS®# 1043835

    4147 Hawkes Ave Saanich V8Z 3Y9 SW Glanford

    $1,185,000
    Residential
    Status:
    Active
    MLS® Num:
    1043835
    Bedrooms:
    5
    Bathrooms:
    2
    Floor Area:
    1,881 sq. ft.
    Located in the sought-after Glanford neighbourhood, this updated 1950s home balances timeless character with modern comfort. Offering 4 bdrms&den and 2 baths across both levels, the main floor features reclaimed hardwood floors, custom Cloud White cabinetry, Alaskan White granite countertops, stainless steel appliances, and a stunning marble-tiled fireplace. The spacious primary bedroom includes a walk-in closet and an electric fireplace, while French doors off the kitchen lead to a sunny balcony perfect for entertaining. Downstairs, the self-contained suite is ideal as a mortgage helper or for extended family, complete with its own kitchen, separate laundry, dishwasher, maple cabinetry and added soundproofing. A bonus den/family room can be enjoyed as part of the main home or incorporated into the suite for flexibility. Additional features include a heat pump, newer roof, fully fenced backyard, and an unbeatable location close to parks, trails, schools, shopping, and commuter routes. More details
    Listed by Pemberton Holmes Ltd. - Oak Bay
    LISTING DETAILS

  • 920 Snowdrop Ave in Saanich: SW Marigold Single Family Residence for sale (Saanich West) : MLS®# 1043921

    920 Snowdrop Ave SW Marigold Saanich V8Z 2N4
    Main Photo: 920 Snowdrop Ave in Saanich: SW Marigold Single Family Residence for sale (Saanich West) : MLS®# 1043921

    920 Snowdrop Ave Saanich V8Z 2N4 SW Marigold

    $1,365,000
    Residential
    Status:
    Active
    MLS® Num:
    1043921
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    2,255 sq. ft.
    Amazing flexible floor plan designed for today's lifestyle! Enjoy main-level living with a bright, open-concept design, soaring 12-ft vaulted ceilings, and beautiful oversized windows that fill the home with natural light. The chef's kitchen features granite countertops, a large island, and flows seamlessly into the living and dining areas. A rare bonus is the self-contained suite on the main level with its own kitchenette, bedroom, bath, laundry, and private entrance ideal for expanding your family area or in-laws, guests, or Airbnb potential. A separate studio/office with exterior access is perfect for a home-based business. Upstairs offers a spacious primary suite with a spa-inspired ensuite and walk-in closet, plus two generous bedrooms and laundry. Easy-care landscaped yard. Meticulously maintained with designer finishes. Located in the sought-after, family-friendly Marigold area, close to schools, transit, and amenities. Perfect for entertaining and a place to call home. More details
    Listed by Jonesco Real Estate Inc
    LISTING DETAILS

  • 4257 CAREY Rd in Saanich: SW Northridge Single Family Residence for sale (Saanich West) : MLS®# 1043662

    4257 CAREY Rd SW Northridge Saanich V8Z 4H1
    Main Photo: 4257 CAREY Rd in Saanich: SW Northridge Single Family Residence for sale (Saanich West) : MLS®# 1043662

    4257 CAREY Rd Saanich V8Z 4H1 SW Northridge

    $1,099,888
    Residential
    Status:
    Active
    MLS® Num:
    1043662
    Bedrooms:
    5
    Bathrooms:
    2
    Floor Area:
    2,106 sq. ft.
    *5 BED *2 BATH WITH *SUITE POTENTIAL ALL SET ON A LARGE NEARLY 9000SQFT LOT IN THE DESIRABLE NORTHRIDGE NEIGHBOURHOOD BESIDE COPLEY WEST PARK. Upstairs, you'll find 3 bedrooms, inviting living and dining spaces, solid hardwood flooring, and a bright renovated (2007) kitchen that flows effortlessly onto a spacious deck overlooking the backyard ready for your fresh design! Downstairs is where the possibilities really begin. Featuring two bedrooms, an updated bathroom (2008), oversized laundry room, generous living space and multiple storage spaces. The lower level offers excellent suite potential, multi-generational living, or extra space for larger families looking for a bit of separation. SUBSTANTIAL UPGRADES INCLUDE: Full Kitchen Reno (2008) / Bathrooms (2008) / Drain Tile (2007) / Floors Refinished (2008) / Plumbing & Electrical Upgrades (2008) / Rec Room (2007). Thank you for showing interest in my clients home. Have the best day! More details
    Listed by eXp Realty
    LISTING DETAILS

  • 764 Mann Ave in Saanich: SW Royal Oak Single Family Residence for sale (Saanich West) : MLS®# 1043601

    764 Mann Ave SW Royal Oak Saanich V8Z 3C2
    OPEN HOUSE: Jul 26, 2026
    11:00 AM - 01:00 PM PDT
    Open House on Sunday, July 26, 2026 11:00AM - 1:00PM
    Main Photo: 764 Mann Ave in Saanich: SW Royal Oak Single Family Residence for sale (Saanich West) : MLS®# 1043601

    764 Mann Ave Saanich V8Z 3C2 SW Royal Oak

    $1,099,000
    Residential
    Status:
    Active
    MLS® Num:
    1043601
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,876 sq. ft.
    Welcome to this well-maintained, one-owner home in the heart of Royal Oak. Ideally located next to walking trails with easy access to multiple parks, this solid split-level family home offers space, function, and a wonderful neighbourhood setting. The main level features a bright living room with oak hardwood floor, wood burning fireplace, dining room, kitchen w/newer countertops & stylish backsplash, and breakfast nook, creating a comfortable layout for everyday living. Upstairs offers 3 bedrooms, including a spacious primary bedroom w/walk-through closet & 3pc ensuite, plus a main 4pc bath. The lower level provides excellent flexibility with a large family room with access to the backyard, a generous laundry/mudroom/pantry storage area, and 2pc bath. Outside, enjoy a spacious backyard with fruit trees and plenty of room to run, garden, and play. A fantastic opportunity in a sought-after Royal Oak location next to trails, parks, schools, shopping, and everyday amenities. More details
    Listed by The Agency
    LISTING DETAILS

  • #410 69 W Gorge Rd in Saanich: SW Gorge Condo for sale (Saanich West) : MLS®# 1043762

    #410 69 W Gorge Rd SW Gorge Saanich V9A 1L9
    Main Photo: #410 69 W Gorge Rd in Saanich: SW Gorge Condo for sale (Saanich West) : MLS®# 1043762

    #410 69 W Gorge Rd Saanich V9A 1L9 SW Gorge

    $389,900
    Residential
    Status:
    Active
    MLS® Num:
    1043762
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    968 sq. ft.
    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. More details
    Listed by Royal LePage Coast Capital - Chatterton
    LISTING DETAILS
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Data was last updated July 25, 2026 at 02:05 PM (UTC)
MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.
MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.