Choosing a location for your new custom home in Victoria is the most permanent decision you’ll make throughout the building process. With 13 municipalities and numerous distinct neighbourhoods, Greater Victoria offers options for nearly every lifestyle and preference.
In this article, we’ll explore some of the key factors to consider when choosing a location for your new custom home in Victoria. But first, if you aren’t familiar with the region, let’s take a quick look at each of Greater Victoria’s 13 municipalities.
Greater Victoria’s 13 Municipalities
Here’s a quick summary of each Greater Victoria municipality:
Core
- Victoria – The urban hub and provincial capital with a variety of residential neighbourhoods and village centres.
- Saanich – The largest municipality by area and population, with numerous family-friendly neighbourhoods and agricultural areas.
- Oak Bay – An affluent, oceanfront community known for its established neighbourhoods and character homes.
- Esquimalt – A growing community with family-oriented neighbourhoods, numerous parks and plenty of beach access. Also home to CFB Esquimalt.
Western Communities
- Langford – A fast-growing, increasingly urban community with extensive outdoor recreation and shopping.
- Colwood – A primarily residential community with golf courses, trails, beaches and historic sites.
- View Royal – A small, centrally located municipality with easy access to both Victoria and the West Shore.
- Highlands – A rural municipality characterized by larger lots, forests and a more private setting.
- Metchosin – A rural community known for larger properties, farmland and a slower pace of life.
- Sooke – A coastal community west of Victoria known for its rugged coastline, larger properties, parks and extensive hiking opportunities.
Saanich Peninsula
- Central Saanich – Known for agricultural land, rural properties and a slower pace of life.
- North Saanich – A predominantly rural municipality with waterfront properties, marinas, a BC Ferries terminal and the Victoria International Airport.
- Sidney – A charming waterfront community with a compact commercial centre and a strong connection to the Saanich Peninsula.
Matching Your Ideal Lifestyle
Despite being a relatively small region, Greater Victoria offers a surprising range of lifestyles and settings.
For families looking for a slower pace of life away from the bustle of the city, there are rural areas with farmland, larger lots and easy access to nature. To the west, Sooke and Metchosin are two strong options. Sooke is farther from Victoria and sits along the coast, with expansive parkland and hiking trails. Metchosin is closer to Victoria but retains a rural character, with hobby farms, larger properties and plenty of open space. The Saanich Peninsula is another option for rural living, with agricultural land, larger lots and a more relaxed pace of life.
If waterfront living and established luxury neighbourhoods appeal to you, there are several excellent options throughout Greater Victoria. Oak Bay is particularly well known for its waterfront properties and established character, while neighbourhoods such as Ten Mile Point and Cordova Bay offer beautiful coastal settings within Saanich.
Victoria’s distinctive character is another major attraction for both residents and visitors. Surrounding the historic downtown are established neighbourhoods with quiet streets, mature landscaping and character homes. Communities such as James Bay, Fernwood, Fairfield and Rockland are all close to downtown and offer their own unique architectural and neighbourhood character.
The Commute
The commute is an important consideration for families who travel to work every day or have children in numerous extracurricular activities. When choosing where to build a custom home in Greater Victoria, there is often a trade-off between property size, housing costs, access to amenities and proximity to downtown.
Rural municipalities such as Sooke and Metchosin can offer larger lots and a more private setting, but they also generally involve longer commutes into Victoria. Traffic can also be a consideration during peak travel times. You can expect congestion known as the “Colwood Crawl” when travelling between Victoria/Saanich and the Western Communities like Langford, Colwood, Sooke and Metchosin.
These communities have amenities, schools and commercial centres of their own, so many daily needs can be met without travelling downtown. However, if you commute into Victoria regularly, the additional travel time is worth considering when choosing your property.
Municipalities such as Oak Bay, Esquimalt and Saanich are closer to downtown Victoria. Depending on the neighbourhood, many amenities may be within walking or cycling distance, and commuting into downtown can be relatively convenient.
Schools Nearby
Greater Victoria is served by three public school districts. Where you choose to live will determine which school district and catchment area your property falls within. Each district serves a variety of established communities, and proximity to schools can be an important consideration for families planning a custom home.
Greater Victoria School District 61 is the largest and most central school district, serving Victoria, Saanich, Oak Bay and Esquimalt, among other communities.
Sooke School District 62 serves the Western Communities, including Langford, Colwood, Sooke, Highlands and Metchosin.
Saanich School District 63 serves the Saanich Peninsula, including North Saanich, Sidney and Central Saanich, as well as parts of Saanich.
All three school districts offer French immersion programs at various schools.
Greater Victoria is also home to several post-secondary institutions. The University of Victoria is located in Saanich near the Oak Bay border, while Camosun College has campuses in Saanich and Victoria.
When evaluating a property for a custom home, it’s worth looking beyond the nearest school and confirming the current school catchment, as boundaries can change over time.
Amenities, Shopping & Recreation
Your proximity to lifestyle amenities, shopping and recreation will be another major factor in deciding where to build your custom home in Victoria.
Each Greater Victoria municipality has its own collection of amenities, although the concentration varies considerably. As the region’s cultural and economic hub, downtown Victoria has the highest concentration of restaurants, entertainment venues, cultural attractions and services. Neighbouring municipalities such as Oak Bay, Esquimalt and Saanich also provide convenient access to many of these amenities.
No matter where you live, there are opportunities for outdoor recreation nearby. The core municipalities have a greater concentration of recreation centres, tennis courts, playgrounds, gyms and sports fields.
In the Western Communities, there are also numerous recreational opportunities. West Shore Parks & Recreation is a major hub, with ice rinks, an aquatic centre, fitness facilities and other amenities. There are also unique attractions such as WildPlay Element Parks and the Jordie Lunn Bike Park, along with excellent access to Thetis Lake, Esquimalt Lagoon and Goldstream Provincial Park.
The Saanich Peninsula offers numerous regional parks, beaches and outdoor recreation opportunities. The Lochside Trail is popular with cyclists and pedestrians, while Elk/Beaver Lake is a popular destination for swimming, paddling and other outdoor activities. Panorama Recreation Centre provides a range of indoor facilities, including ice rinks, fitness facilities and weight rooms.
Greater Victoria also has several major shopping centres. Downtown Victoria is home to the Bay Centre, while Saanich has Uptown, Hillside Shopping Centre and Mayfair Shopping Centre. In the Western Communities, Westshore Town Centre is a major retail hub. Smaller independent and boutique shops can also be found throughout the region, particularly in Victoria and Sidney.
Local Bylaws & Zoning
One of the most important considerations when choosing where to build a custom home is the local zoning, bylaws and development requirements.
While the province establishes the BC Building Code and other overarching regulations, each of Greater Victoria’s 13 municipalities has its own zoning bylaws, community plans, development requirements and permitting processes. These regulations can affect everything from the size and height of your home to setbacks, lot coverage, parking, landscaping and other design considerations.
For example, Oak Bay has more restrictive zoning and development regulations than other municipalities. There can also be significant differences between individual neighbourhoods and properties, making it important to understand the specific regulations that apply to a lot before committing to a custom-home design. Neighbourhoods such as Broadmead and Uplands have additional requirements around design, and some properties have restrictive covenants around height and building size.
This is where professional guidance can be particularly valuable. A lot that looks ideal at first glance may have restrictions that affect what can legally be built on the property.
Working with a custom home builder like Horizon Pacific Contracting can help you identify these considerations early in the process. We’ll work with you to assess your chosen property, navigate permitting requirements and ensure your plans align with your lifestyle, the applicable building regulations and any geological or environmental requirements.
If you’re considering building a custom home in Greater Victoria, get started with a consultation and feasibility study.