A small, seaside community with expansive waterfront views, summertime markets, and blooming gardens, Sidney is most certainly the jewel of the Saanich Peninsula. Kindly dubbed the "Retirement Capital of Canada," Sidney blends quiet, slow-paced living with natural beauty and quaint community amenities. Its downtown core features charming retail shops, boutiques, and cafes, and the temperate climate makes for easy days spent in town, at the beach, or at home.
Tucked on the northeast end of the Saanich Peninsula, Sidney provides easy access to the Victoria International Airport, as well as the BC and Washington State Ferries—making transportation around the Island and beyond easy and convenient. It's built on flat or slightly sloping land, with dwellings ranging from condominiums to townhomes and single-family homes of all budgets.
When buyers search for "Sidney," they're often looking at three distinct municipalities that share the Saanich Peninsula. Sidney proper is the compact seaside town (population ~12,000), while North Saanich and Central Saanich are the larger, more rural municipalities surrounding it.
This guide covers all three, with market data broken down by municipality to help you understand pricing, inventory, and lifestyle differences across the Peninsula.
Sidney proper is a highly walkable seaside town with Beacon Avenue as the main street. Bookstores, cafes, waterfront path, and Beacon Park are all within 10-15 minutes on foot. Car-optional lifestyle for retirees and downsizers.
Victoria International Airport is 10 minutes away. BC Ferries to the Gulf Islands and Washington State Ferries to Anacortes depart nearby. No other Greater Victoria municipality offers this connectivity.
North Saanich (Deep Cove, Ardmore, Lands End) offers premium waterfront estates with direct ocean access, private beaches, and marina culture. Central Saanich (Brentwood Bay) provides waterfront proximity at lower prices.
North and Central Saanich are rural and car-dependent with large lots, forested properties, and agricultural zoning. Quiet, low-density neighbourhoods with wildlife sightings and privacy.
Sidney is the "Retirement Capital of Canada" with median age skewing 65+. Excellent medical facilities, slower pace, and quieter community vibe. Limited nightlife but strong senior services.
Sidney offers mostly condos and modest single-family homes on small lots. North Saanich is primarily waterfront estates and acreages. Central Saanich balances family homes with agricultural properties.
20-30 minutes to downtown Victoria via Pat Bay Highway. Central Saanich is most commuter-friendly. Trade urban proximity for airport access, ferry connections, and slower pace.
Brentwood Bay (Central Saanich) backs onto Butchart Gardens. Tourist traffic in summer but access to Tod Inlet, hiking trails, and world-class gardens. Family-friendly with good schools.
Sidney, North Saanich, and Central Saanich offer everything from walkable seaside living to waterfront estates and family-friendly suburbs. Here's what buyers need to know about the Peninsula market.
Each offers distinct character and pricing—understand where your budget fits best
Sidney offers the most affordable SFD entry at $1.02M median, but you're trading size for walkability—1,734 sq ft vs. 2,918 sq ft in North Saanich. North Saanich commands a 50% premium driven by waterfront access and larger lots. Central Saanich is the family value play at $1.21M with 2,415 sq ft median—more space than Sidney without the full waterfront premium.
Based on 762 recent transactions across Sidney, North Saanich, and Central Saanich
| PRICE RANGE | VOLUME | MEDIAN SIZE | $/SQ FT | TYPICAL CONFIGURATION |
|---|---|---|---|---|
| Under $900K | 44 sales (10.0%) |
1,606 sq ft | $519/sq ft | 3 bed / 2 bath Entry-level Sidney, older stock |
| $900K - $1.2M | 147 sales (33.3%) |
1,869 sq ft | $555/sq ft | 3 bed / 2 bath Sidney/Central Saanich, established |
| $1.2M - $1.5M | 118 sales (26.8%) |
2,646 sq ft | $501/sq ft | 4 bed / 3 bath Central Saanich, family homes |
| $1.5M - $2M | 68 sales (15.4%) |
3,244 sq ft | $527/sq ft | 4 bed / 3 bath North Saanich, waterfront proximity |
| Over $2M | 64 sales (14.5%) |
3,588 sq ft | $808/sq ft | 4 bed / 4 bath Deep Cove, Ardmore, waterfront |
| PRICE RANGE | VOLUME | MEDIAN SIZE | $/SQ FT | TYPICAL CONFIGURATION |
|---|---|---|---|---|
| Under $400K | 10 sales (4.9%) |
568 sq ft | $702/sq ft | 1 bed / 1 bath Entry-level, compact |
| $400K - $600K | 91 sales (44.6%) |
846 sq ft | $600/sq ft | 2 bed / 2 bath Sidney proper, good locations |
| $600K - $800K | 67 sales (32.8%) |
1,146 sq ft | $604/sq ft | 2 bed / 2 bath Newer buildings, amenities |
| $800K - $1M | 23 sales (11.3%) |
1,231 sq ft | $746/sq ft | 2 bed / 2 bath Premium, waterfront views |
| Over $1M | 13 sales (6.4%) |
1,538 sq ft | $957/sq ft | 2 bed / 2 bath Waterfront, Cordova Bay |
| PRICE RANGE | VOLUME | MEDIAN SIZE | $/SQ FT | TYPICAL CONFIGURATION |
|---|---|---|---|---|
| Under $700K | 37 sales (31.6%) |
1,134 sq ft | $575/sq ft | 2 bed / 2 bath Entry-level, Central Saanich |
| $700K - $900K | 45 sales (38.5%) |
1,542 sq ft | $517/sq ft | 3 bed / 3 bath Family-sized, established areas |
| $900K - $1.1M | 24 sales (20.5%) |
1,614 sq ft | $603/sq ft | 3 bed / 3 bath Sidney, Brentwood Bay |
| $1.1M - $1.4M | 9 sales (7.7%) |
1,840 sq ft | $674/sq ft | 3 bed / 3 bath Larger units, premium locations |
| Over $1.4M | 2 sales (1.7%) |
2,048 sq ft | $772/sq ft | 3 bed / 3 bath Waterfront access, Sidney |
Sidney accounts for 148 of 204 condo sales (72.5%) on the Peninsula. If you want apartment-style living with walkable amenities, Sidney is the only real option. North Saanich offers just 7 condo sales annually.
Deep Cove's $2.02M median and Ardmore's $1.9M median rival Oak Bay's Uplands but offer more waterfront inventory. $/sqft stays lower ($536) because you're paying for land and views, not just house.
Brentwood Bay delivers $1.17M median with 2,400+ sqft—more space than Sidney ($1.02M / 1,734 sqft) without the full waterfront premium. Best choice for families needing space and good schools.
Townhomes sell fastest at 36 days median vs. 43 days for SFD and 46 days for condos. Sidney townhomes at $822K median offer the "Goldilocks" option—more space than condos, lower cost than detached.
10 minutes to YYJ, direct BC Ferries and Washington State Ferries access—no other Greater Victoria municipality offers this. Critical for frequent travellers, off-island commuters, and Gulf Islands connections.
Sidney's "Retirement Capital" reputation drives consistent condo demand ($485K-$750K range = 77% of sales). Excellent medical facilities, walkability, and slower pace create stable market for downsizers.
Understanding where Sidney, North Saanich, and Central Saanich sit in the regional single-family home market
Our buyer agency service includes municipality comparisons, neighbourhood tours, waterfront property evaluation, and negotiation strategy for Peninsula properties.
Learn about buyer representationProfessional MLS marketing with data-driven pricing, premium photography, and strategic positioning helps your home stand out across Sidney, North Saanich, and Central Saanich.
Learn about our marketingThe Saanich Peninsula combines walkable seaside living (Sidney) with premium waterfront estates (North Saanich) and family-friendly value (Central Saanich). Whether you're retiring, seeking waterfront, or need space for your family, the Peninsula delivers distinct lifestyle options at competitive prices.
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