An acreage is bought for the land and owned through its services. The house is often the least consequential part of the purchase.
223 active listings across Greater Victoria
How this page selects listings: DDF LotSizeArea of one acre or more, normalised from LotSizeUnits (square feet, square meters, acres or hectares) — a structured lot-size field, not a phrase parsed out of the remarks. Listings come from the
REALTOR.ca DDF® and refresh daily. Nothing on this page is hand-picked.
The Agricultural Land Reserve decides more than zoning does
A substantial share of the rural land around Greater Victoria sits in the Agricultural Land Reserve. Within it, what can be built, how large a residence may be, and what non-farm uses are permitted are governed provincially and not by the municipality alone. Exclusion applications are slow and are not granted as a matter of course.
Whether a parcel is in the ALR is a matter of record and should be confirmed before subject removal, not assumed from the listing.
Water is the question that decides the purchase
Most acreage here is on a drilled well. Yield and quality are separate questions and both matter: a well can produce enough water and still need treatment, or test clean and run low in late summer. A flow test and a potability test, both current and both done properly, belong in the conditions.
Where there is a shared or community water system, the agreement governing it and its maintenance history is what you are actually buying into.
Septic, access and the things that are nobody’s job
A septic system has a design capacity tied to bedroom count, a maintenance record that may or may not exist, and a replacement cost that is substantial if the field has failed. Records are held by the health authority and by whoever installed it.
Legal access is not the same as a driveway. A parcel reached across someone else’s land needs a registered right of way on title. Easements, statutory rights of way and unregistered encroachments are all found in the title search and the survey, not in the listing.
Insurance and financing behave differently out here
Lenders treat acreage differently from a suburban lot: the value attributed to land beyond a certain size may be discounted, outbuildings may not count, and larger down payments are common. Wildfire exposure increasingly affects both the availability and the price of insurance in the rural west of the region.
Both should be confirmed in writing before subject removal, because both can change what is affordable after the offer is accepted.
HUGE DEVELOPMENT OPPORTUNITY! 1.12 ACRE LAND ASSEMBLY!!!THIS PROJECT IS READY TO BREAK GROUND!! Land clearing getting ready to start. Proudly presenting 3332, 3328 and 3324 Lodmell Road. This project has conditional approval for 5 single family home lots that allow suites plus 2 duplex lots that allow suites and to top it all off it also includes 2 existing homes which have a total resale value of 1.5MM. Possible gold mine with Langford's zoning changes (Bylaw No.2183). PLEASE do not walk the property without an appointment. The 1975 mobile home on 3324 Lodmell is not suitable for habitation and is of no value. 3328 Lodmell Silver Label 514013. (id:67262)
Extremely rare! 6.17 Acre Mountain Top w/360 Degree Sweeping Views! First time on the Market in 40+ years! An opportunity here to build your dream home with sweeping views in every window in every direction. Million Dollar 66ft wide paved driveway, 30 GPM Well, & 2 septic fields. Property has a 1 Br + loft 1100Sf home w/semi-attached secondary 2018 3 Br 1137SF self contained home while you build &/or possible future mortgage helper. 4.5KM country drive to Burnside, 11 minutes from Hwy#1. Owner down-sizing and will look at trades Duncan/Ladysmith areas. $2.12 mil USD,(03/01/26 (id:67262)
2.35 acres of Prime development opportunity in the heart of Sooke. This centrally located RM2-zoned property is offered for sale with significant density potential & supporting documentation in place. Structures have been removed; the site is ready for development (not excavated). Development Permit Submitted: Mar 2025 for a 47-unit condo development. The design Concept consists of 8 buildings, 6 units per building (1 building includes a flex space for gym or storage). The draft OCP allows up to 65 units, with the site plan designed to accommodate 3 additional buildings. Meetings held with the District of Sooke with verbal support received for current DP submission. This project offers multiple build-out strategies depending on your investment goals, the project could proceed as strata-titled condos for sale or as CMHC rental units with stratified buildings. Call for your full package today! (id:67262)
2.35 acres of Prime development opportunity in the heart of Sooke. This centrally located RM2-zoned property is offered for sale with significant density potential & supporting documentation in place. Structures have been removed; the site is ready for development (not excavated). Development Permit Submitted: Mar 2025 for a 47-unit condo development. The design Concept consists of 8 buildings, 6 units per building (1 building includes a flex space for gym or storage). The draft OCP allows up to 65 units, with the site plan designed to accommodate 3 additional buildings. Meetings held with the District of Sooke with verbal support received for current DP submission. This project offers multiple build-out strategies depending on your investment goals, the project could proceed as strata-titled condos for sale or as CMHC rental units with stratified buildings. Call for your full package today! (id:67262)
*Foreign Buyer Ban Exempt* A once-in-a-generation opportunity in one of Canada’s most distinguished coastal enclaves. Set along Oak Bay’s prestigious Beach Drive, this rare assembly offers two titles, more than 1,000 feet of shoreline with private beach access, an exceptional buildable envelope, and panoramic views of the Haro Strait including Mount Baker to the Olympic Mountains. Neighbouring pre-existing multi-family buildings and Oak Bay’s signature amenities: Victoria Golf Club, Oak Bay Beach Hotel, and Oak Bay Marina, underscore the site’s suitability for a landmark, legacy-scale project. Importantly, the new Official Community Plan identifies these properties within a special study area for “larger sites and (multi lot) areas to be comprehensively planned and designed” for future land use changes, further highlighting their suitability for high-value redevelopment. The groundwork is done. The site is professionally cleared and surveyed, and is supported by complete geotechnical, environmental, traffic, and servicing reports, streamlining due diligence for visionary purchasers. Whether advancing a best-in-class coastal development or securing a blue-chip land hold, this is Vancouver Island’s largest, most central, and sought after developable oceanfront opportunity in one of the country’s most resilient real estate markets. Get in touch with us today to explore the possibilities. (id:67262)
LIVE OFF THE GRID ON 40 ACRE PROPERTY! Have you and your friends have always said ''we should buy a property and live off the Grid! Embracing Self-Sufficient Living while creating a life experience where you are no longer dependent on others. Grow your own food on this rural property located off Tugwell Road bicycle distance to Sooke. For access road purposes it includes a License of Occupation with a renewable 10-year Term (2022). BC Hydro Transmission line right of way that runs approximately through the center of the property. No improvements on the property other than some roadways from logging years ago. This 40-acre property is difficult to get to but worth the trouble! If you enjoy wilderness living with a desire to get away from it all this isolated property may be exactly what you are looking for with the natural beauty of trees, rockery, creek and ponds. Consider a retreat or camping spot for your private enjoyment. Zoning is RR 3. Building materials include rock, trees. Acreage size from Tax Roll. (id:67262)
114 Acres of Ocean-View Wilderness | Jordan River, Vancouver Island. Imagine waking each morning to sweeping views of the Strait of Juan de Fuca, where the rhythm of the tides replaces the pace of city life. This remarkable 114-acre ocean-view property offers more than land—it offers the opportunity to embrace a lifestyle defined by freedom, privacy, and a deep connection to nature. Nestled in the rugged beauty of the Jordan River region, this extraordinary property is ideal for those seeking a self-sufficient, off-grid lifestyle or a long-term investment in one of Vancouver Island's most captivating coastal landscapes. Here, towering forests, abundant wildlife, and expansive skies create a setting that inspires both adventure and tranquility. With a mild West Coast climate and ample space to develop solar power, rainwater collection, gardens, orchards, and thoughtfully designed low-impact structures, the property lends itself beautifully to a private homestead, family retreat, wellness sanctuary, or eco-conscious getaway. Whether your vision is sustainable living, recreation, or simply preserving a legacy property for the future, the possibilities are as expansive as the land itself. Jordan River is renowned for its world-class surfing, hiking, mountain biking, fishing, and spectacular coastline, while remaining within reach of Victoria when you need city conveniences. A small community of like-minded residents has chosen this region for its independence, natural beauty, and slower pace of life. Off-grid living requires careful planning for water, power, and infrastructure, but the rewards are exceptional: unmatched privacy, breathtaking ocean vistas, and the rare opportunity to create a life on your own terms. This is more than a property—it's a chance to own a piece of Vancouver Island where nature leads, freedom follows, and every day feels connected to something greater. (id:67262)
63 ACRES OF FREEDOM! Calling all Pioneers looking to Homestead this beautiful 60+ acres (supposedly 63 acres) Otter Point Official Community Plan Land Designation Settlement Area 2. This acreage was previously logged, with a small corner not logged. Property includes a creek, hills and valley. Great holding property for today or perhaps rezone to subdivide, the adjoining 40 acres is also listed. Call today, rarely this size of acreages come up for sale. -situated between the ends of Tugwell and Clark road. Has a bit of merchantable timber. Small seasonal watercourse. A glimpse of ocean. Fair amount of south-facing slope. Existing roads are (old, rough, overgrown). There are no services, Close to Sooke and not that far to Westshore or Victoria with the new improved highways. Access is by way of Tugwell Road over a license of occupation for roadway on crown land, then over section 48A through BC Hydro Right of Way. Seller can give easement over adjoining section if needed. (id:67262)
Welcome to 4299 Blenkinsop Road, a truly rare opportunity to own 1.7 acres in the heart of the highly sought-after Blenkinsop Valley. This exceptional property offers a natural transition from a protected forested buffer along the road to open, flatter land at the rear, ideally positioned to capture southern and eastern exposure. The setting is private, peaceful, and expansive, with stunning views of Mount Douglas and surrounding large acreages that reinforce the rural feel while remaining close to city amenities. Properties of this size and quality in this location are seldom available. The land presents an outstanding opportunity to design and build a custom dream home with ample space for gardens, hobby farming, or additional structures. All of this is complemented by immediate proximity to hiking trails, expansive beaches, schools, shopping, and the local farm stands that define the Blenkinsop lifestyle, as well as easy access to Mount Douglas Park and the surrounding communities. (id:67262)
True value on this private acreage home. Discover exceptional rural living in one of East Sooke’s most peaceful and naturally rich settings. This 4.17-acre property sits near East Sooke Park and is surrounded by magnificent old-growth forest, offering extraordinary privacy, tranquility, and a deep connection to nature while still being an easy commute to Victoria. The land features a seasonal creek and pond, creating a serene backdrop for wildlife viewing and quiet outdoor enjoyment. Fenced grounds are thoughtfully developed with raised garden beds, fruit trees, fenced patios, and multiple growing areas protected from deer—an ideal foundation for anyone seeking long-term self-sufficiency, food security, or sustainable living. A rare advantage is the second fully serviced lot, offering exceptional versatility and future potential. It is ideally suited for a fully serviced RV site, or build a guest house, multi-generational living. This added space makes the property well-positioned for future planning, investment, or creating a small self-sustained homestead. The spacious 3,609 sq ft home offers 4 bedrooms and a flexible layout designed to accommodate a range of lifestyles. Enjoy a huge double garage for all your toys. Options include extended family living, B&B or retreat operations, daycare, hobby farming, or creative studio space. Large windows invite natural light and views of the forest canopy, and the home’s generous room sizes allow for easy adaptation as needs evolve. Multiple decks and stone patios provide inviting outdoor areas to relax, entertain, or simply enjoy the peaceful surroundings. With abundant natural resources, usable land, privacy, and the unique benefit of a second serviced home site, this property offers a rare blend of comfort, security, and potential. Whether you’re seeking sustainable rural living, space for family and future planning, or a quiet haven near nature, this East Sooke gem provides a truly exceptional opportunity. (id:67262)
Fully available. Sooke Core 1.25 flat useable acres, close to Ocean, Town Core and all amenities. Neighboring properties are also available for land assembly. This Family Estate is on market in first time in over 55 years. Home would make an ideal office while developing, 3–4 bedroom older house and separate Garage/Shop. Property is already partly zoned Commercial. (id:67262)
A landmark waterfront estate in the heart of the Uplands, 3175 Beach Drive, known as Riffington, is a rare offering of architectural and cultural significance. Designed in 1913 by architect Philip A. Jullien in the Tudor Revival style, Riffington was the original show home for the Uplands development. Thoughtfully positioned to frame picturesque ocean vistas and carefully aligned views toward Mount Baker, the home sits on park-like grounds shaped by the Olmsted vision. Riffington has been featured in Western Living Magazine, visited by the British Royal Family on multiple occasions, and housed the U.S. Consul from 1928–1942, underscoring its historic prominence. The four-level main residence spans approximately 12,400 sq ft, offering 9 bedrooms, 7 bathrooms, and 10 fireplaces, with grand principal rooms, a dramatic two-storey reception hall, libraries, sunrooms, ocean-facing patios, and a distinguished music room executed in the French Renaissance style. The estate includes a two-level carriage house, seaside cottage, and waterfront pavilion, a private dock and a large-boat mooring, as well as a productive vegetable garden. Just minutes from the Royal Victoria Yacht Club, Riffington is an irreplaceable coastal legacy in one of Canada’s most prestigious enclaves. (id:67262)
An extraordinary 77 acre private estate in The Highlands offering total privacy just 10 minutes to Langford and 30 minutes to downtown Victoria. A rare West Coast landholding capturing the essence of Southern Vancouver Island’s natural beauty. Established trails and access roads wind through towering cedar groves, seasonal creeks, and elevated hilltops with southern views to the Olympic Mountains. The main lakefront residence ideal for family gatherings. Bordered by parkland on three sides, this private sanctuary offers flexibility to build a legacy residence or explore ecological stewardship opportunities. (id:67262)
Wake up to the Juan de Fuca Strait and the Olympic Mountains filling the horizon. This 3.81-acre ocean view building lot on Mt. Matheson in East Sooke sits at the end of a quiet cul-de-sac, facing southeast so the light arrives early and the water stays in view all day. The land slopes gently through mature forest, giving you natural privacy and a choice of building sites for a signature home that takes full advantage of the outlook. Here the mornings are eagles and sea air, the afternoons are the trails and coves of East Sooke Park just minutes away, and the rest of the world is close enough when you want it: 25 minutes to the Westshore, 45 to downtown Victoria. Rural acreage with real city access, in one of southern Vancouver Island's most sought-after natural settings. A rare chance to build exactly the home you have been picturing. (id:67262)
MOTIVATED SELLER... OPEN TO OFFERS ON $849,900 NEW PRICE! SMART BUY - 1 ACRE, SHOP, LARGE HOUSE...GREAT VALUE! Sooke Center 1 Acre! Smart Buy in this Complex Real Estate Market! Large Solid Family Home on 1 Acre almost in Sooke Center. 2278 Square ft 4 bdrm 2 bath (easily suited) Newer Gas Furnace, Gas heater/stove and Gas Fireplace insert. Windows have been updated. BONUS: detached 23'x17' Garage w/ attached carport. Greenhouse & gardens. Large flat 1 Acre approx. half is forested. Raise your family and hold for future development. New Townhouse Development underway... just several lots down. Easy walk to Schools, Recreation and Sooke Center. This is a great holding property while you live the ''rural'' lifestyle almost in the center of Sooke. If you are into large gardens, self sufficiency, multi generational living or home business... this could work! Viewings easily arranged. (id:67262)
Country living in the city! This rare 1.23-acre development opportunity in Langford, BC, is privately set back off Walfred Rd with access from Isabell Rd. The property offers endless possibilities — maintain it as a generational home, income property, or explore options such as a nature-based daycare or development. Development potential includes subdivision into 6–7 single-family lots, or rezoning to RM7A (or similar) with capacity for 22+ townhomes. With strong holding income, flexible redevelopment paths, and a prime location in one of Canada’s fastest-growing communities, this property is an exceptional opportunity for investors and developers. PLEASE DO NOT WALK THE PROPERTY WITHOUT AN APPROVED APPOINTMENT (id:67262)
Negotiate to purchase completely furnished and move in ready. This beautiful Mountaintop Oasis places you front and centre to Breathtaking million dollar views. 180 degree sweeping unobstructed south facing exposure invites the West coast Natural Landscape into your living room. Sooke Foothills, Juan de Fuca Straight, and Olympic mountains are yours to enjoy. This home was designed and situated to allow an abundance of natural light and for all major living areas to be exposed directly to the view. The lower level has been designed to capture the incredible views from the master bedroom with French doors leading to the back yard to allow easy access to the out doors right from your bedroom. Spa like master en-suite and soaker tub is south facing allowing full enjoyment of the ocean views. Upstairs large open concept kitchen/dining/living area includes luxury finishes and a cozy propane stove. French doors lead directly to your private elevated balcony. Fantastic opportunity to own your own piece of west coast heaven. (id:67262)
Roundstone Estate – A luxury equestrian property by the Sea. Set on nearly 14 acres, including 236 feet of pristine waterfront in Central Saanich, Southern Vancouver Island, this rare offering blends modern architecture with pastoral beauty. The re-imagined 2010 residence showcases steel beams, cedar cladding, Loewen glass, soaring ceilings, and a chef’s kitchen with Wolf, Sub-Zero, and Miele appliances. Comfort is assured with radiant in-floor heating, five-zone cooling, and backup generator. Equestrian facilities include a 72’ x 36’ stable with six stalls, heated tack rooms, wash bay, riding ring, and multiple fenced paddocks and pastures. A 180-mixed-fruit tree orchard, abundant irrigation, and Hagen Creek water rights ensure sustainable living. A self-sustaining sanctuary designed for elegance, equestrian pursuits, and oceanfront serenity a short drive from Victoria International Airport, Swartz Bay ferry terminal and the city of Victoria. (id:67262)
Great Opportunity on this fully serviced Zoned and Approved Townhouse Site. Paved roads, 2 entrances, infrastructure, servicing is all in. This is the best location imaginable in the Sooke Core, steps to Schools, Sports, Recreation, and all Amenities. 33 unit townhouse site, that can be a phased development with Quick turnaround potential as Development Permit has been approved. Someone might get a proposed change to the Development Permit for the existing units? Or build what’s there. The sellers have already paid landscape bond of $238,131.30, $12,000 landscape fees, $40,000 building deposits, $102,000 building permit fees for 8 units, four of the units are at the lockup stage, and with an additional investment of approximately $800,000, the project could potentially generate around $3 million in quick sales—one of the key advantages of this development is Buyer getting a fast return on their investment is a confidence boost. Listed at 5,990,000. 6700 Steeple Chase (id:67262)
Welcome to Celosia. A sophisticated oceanfront home built by GT Mann from a Ryan Hoyt design. Jenny Martin Design rounds out the award-winning team to create a living experience worthy of its breathtaking oceanfront setting. Timeless Mid-Century Modern elements blend seamlessly with comfortable elegance & a hint of Italian flair. At the heart of the home lies a stunning kitchen featuring custom oak cabinetry, Taj Mahal quartzite counters & island with Palladiana marble flooring made onsite from a local quarry—truly one of a kind. Premium Wolf, Sub-Zero & Dacor appliances elevate the culinary experience. The living room is bathed in light from clerestory windows & anchored by a striking stone fireplace with custom surround. Hidden behind bespoke millwork is a charming record niche—one of many thoughtful details. Two primary suites capture sweeping ocean views, each a private retreat with warm oak flooring, imported Japanese wallpaper & spa-inspired ensuites. A guest wing with two additional bedrooms & a 5-piece bathroom offers the same comfort & luxury. The lower level is designed for wellness & play, featuring a gym area, workspace & games area. An elevator serves all levels, ensuring accessibility. Perhaps the most impressive feature is the four-season patio, wrapped in a Lumon glass system with frameless, retractable floor-to-ceiling panels. Flagstone floors, a gas fire table, radiant ceiling heat & a concealed hood fan make this the perfect year-round gathering space. Step outside to beautifully landscaped grounds & take in panoramic ocean vistas—a front-row seat to nature’s rhythm, framed by the home’s coastal serenity. Located near UVic, schools & shopping, this oceanfront residence is one of Victoria’s truly exceptional properties, offering a lifestyle & setting that are simply unmatched. Celosia is more than a home; it is a work of art—meticulously built for those who value design integrity, luxury materials & timeless architecture. (id:67262)
New Price! Private Cottage... Come West They Said! 2460 Carpenter Road is located 5 minutes West of Sooke & 20 minutes from Jordan River which has some of Vancouver Island best surfing. Close to endless Provincial Beaches, Trails and Sooke's hidden gem.. Kemp Lake, which offers Trout Fishing, Swimming and Paddle Board options. This 1.97Acre (Limited Common Property) property with a newly built 986 sq ft detached cottage w/3 bedroom & 2 bath (2 bedrms no closet) with heat pump, electric heat, soaring ceilings in main area, private primary suite upstairs. - room to build a Single Family Dwelling of your choice or simply enjoy the easy living of a smaller 1 level home. Lots of cleared area around the home & the rest is forested waiting for your plans. Property is connected to CRD Water & has full Home Warranty in place.. Price is PLUS GST. A True Must See! (id:67262)
Once in a Lifetime...Low bank Oceanfront property comes up for sale this property has 1.39 acres of park like forest opening up onto stunning oceanfront on the Victoria side of Sooke. This 5 bedroom, 3.5 bathroom 2500+sq/ft main and upper home has endless opportunity with over 1300+ sq/ft of unfinished basement you can bring the whole family plus put in a full suite, man cave, craft room or a combination of all of the above. This sea side community is home to world class fishing, boating, whale watching, wildlife, hikes, trails and outdoor adventure, yet a short drive to West Shore (20mins), downtown Victoria (35mins), BC Ferries and the Airport. Come imagine the possibilities of your perfect oceanfront estate. (id:67262)
Nestled within the pastoral beauty of the Blenkinsop Valley, this extraordinary 4.53-acre property offers a rare chance to experience true acreage living within the urban core of Greater Victoria. Surrounded by peaceful farmland and natural beauty, yet just minutes to downtown Victoria, UVic, and everyday amenities, the setting offers the best of both rural tranquility and city convenience. The property enjoys a picturesque backdrop near Blenkinsop Lake and features a barn with four horse stalls, tack room, hayloft, and space for paddocks or a riding ring—ideal for equestrian use or hobby farming. With flexible A-1 Rural zoning and multiple dwellings including a main home, cottage, and suites, the possibilities are extensive. Build your dream estate, create a hobby farm, or simply enjoy the privacy and space in one of the few locations in Greater Victoria where acreage living like this still exists. (id:67262)
Rare property 14 km west of Sooke. Full sun, surrounded by forest, this 2.5-acre lot is 10-minute walk to the beach 10-minute walk to Muir Creek. Once part of a 160-acre farm, open space, plenty of sun, while surrounding forests provide privacy. A newly built Rammed Earth house , built by local artisan builder Tony Johnson of Earth House Holdings. With it’s 24“thick insulated walls this house is incredibly energy efficient. A metal roof makes it virtually fireproof while the rammed earth walls make it “earthquake proof”.. Beautiful, custom built kitchen has built in appliances and granite counter tops. Custom ensuite with steam shower and cedar Ofuro soaker tub for two. Heated ceramic floors, Zehnder Ventilation system and wood burning stove heat this unique house. All interior trim and window sills hand crafted from cedar, milled from the property. Polished Terrazzo floors through out enhance the beauty and originality of the home. High ceilings and loft space add to the open feel of the living/kitchen area. Plenty of parking. Two Tiny Houses for guests or rental income and a „massage hut “that can be used as office or hobby space. Covered shipping container has space for storage, workshop, covered wood storage as well as outside, covered work space. Two wells on the property provide an abundance of water. One can be dedicated to irrigate the deer proof, 2,400 sqft garden with composting area. The 326 sqft barn has space for gardening supplies or an be converted to yoga studio, exercise room, the possibilities are endless! Heritage apple trees and 120+ year old black walnut and linden tree attracts many birds. The linden tree is a prized medicinal tree from Europe which blooms end of June. The flowers can be harvested for tea and tinctures. Previously, bees kept on the property produced unique linden honey. This property has to be seen to fully appreciate its artistic beauty, energy efficiency and uniqueness. (id:67262)
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