Lands End Homes for Sale and Home Values

It depends first on the land and the water, because at Lands End a waterfront home and a treed lot a street back don't share a buyer. I match your property to sales of the same kind on the north Peninsula, including Curteis Point, Deep Cove and Ardmore where they fit, then adjust for lot size, usable land, shoreline and beach access, outlook, septic, age and condition. I check what is listed against it today and give you a written range with every comparable shown, never a District average. Get your written Lands End value here.

Document the shoreline before you photograph it. Lands End buyers ask about beach access, stairs, slope and erosion, exposure to wind and ferry wake, and whether any dock or buoy is authorized, because private moorage over Crown foreshore generally needs provincial authorization. I ask for that paperwork before the listing mentions moorage, and I shoot the view from where a buyer would actually stand, at the time of day it looks best. Ferry traffic toward Swartz Bay is part of the outlook, so we present it honestly. Selling on the water at Lands End? Ask me what I'd gather first.

Gather them before you list, because a buyer's lender and lawyer will ask. North Saanich joined the CRD's onsite sewage maintenance bylaw in 2023: a standard septic tank must be pumped at least every five years, and owners with no pump-out on record must pump by March 31, 2027. Have receipts, the system's location and any inspection report ready, plus a recent water test if the home is on a well. Missing records slow an offer down more than an older system does. Not sure what you have on file? Ask me and I'll give you a short list to collect.

It can, if the paperwork proves it. North Saanich allows a guest cottage only in the RA-2, RA-6, R-2 and R-3 zones on parcels over 0.4 hectares, with Agricultural Land Commission rules applying in RA-2 and RA-6, and one secondary suite of up to two bedrooms inside the house in most residential zones. A large Lands End lot may qualify for a cottage, but zoning decides, not acreage alone. An unpermitted unit is marketed as space, not income. I check your zoning and permit record with the District before we list. Have one? Ask me to confirm it first.

Buyers will ask, so the listing should answer before they guess. Swartz Bay is next door to Lands End, and how much the terminal matters depends on your street, your sightlines and the time of day. Some buyers want a short drive to the Gulf Islands and Vancouver sailings; others never want to see the lineup. I visit at different times, describe honestly what a buyer will notice, and weigh it against privacy, trees and water in the pricing. Near the terminal or along Lands End Road? Ask me how I'd present your home so the ferry is a feature, not a surprise.

Repair what reads as risk before you touch finishes. On older Lands End homes the issues that stall a sale are usually the roof, perimeter drains, septic, water supply, the heat source and trees close to the house. A pre-listing inspection lets you fix, price or disclose on your terms instead of against a buyer's deadline. On treed lots, a cleared driveway, pruned sightlines and an open view of the water often do more for the photos than a new countertop. Ask me for a walk-through and you get a short, ranked list of what to do and what to skip.

No. BC Assessment values your property for tax as of a fixed past date, usually without anyone visiting, and it struggles with what Lands End buyers pay for: a private beach path, the outlook toward the Gulf Islands, mature trees and seclusion. Use it as background, not as a price. Buyers price from recent comparable sales on the north Peninsula and from what else they could buy this month. I show you both numbers side by side and explain the gap in writing. Ask for your written value and see how I got there.

Horth Hill Regional Park is the local landmark: about 36 hectares off Tatlow Road, reached from the Pat Bay Highway at the Wain Road exit. Its Summit Trail is a moderate climb with views over Satellite Channel, the Gulf Islands and the Peninsula, and horses share the trails. Coles Bay Regional Park, off Inverness Road, adds a pebble beach on the Saanich Inlet, and the Lochside Trail starts at Swartz Bay and runs south toward Sidney and Victoria. Want Horth Hill as your morning walk? Tell me and I'll show you Lands End homes within easy reach of it.

Lands End is in the Saanich School District (SD 63). North Saanich schools include Deep Cove Elementary, ḰELSET Elementary on Forest Park Drive, North Saanich Middle School for grades 6 to 8 and Parkland Secondary on McDonald Park Road. From the northern tip, most students are driven or bused, so ask SD 63 about transportation as well as the school. Catchment is set by exact address and can change, so confirm it with SD 63 before you write or accept an offer. If one school is the deciding factor, tell me which and I'll check Lands End listings against its catchment.

Lands End is about as close to Swartz Bay as you can live, so Gulf Islands and Vancouver sailings are a short drive. Downtown Victoria is the full length of the Pat Bay Highway south, and Victoria International Airport is on the way. By bus, Routes 70 and 72 connect Swartz Bay with downtown, and Route 76 links Swartz Bay and UVic during the school year, but many Lands End addresses are a walk from the nearest stop. Check the BC Transit schedule and test the drive at rush hour. Tell me where you commute and I'll narrow the streets.

Ask before you fall for the view. The District of North Saanich told the Province in 2024 that only limited areas are sewered and roughly half its homes are connected, so a Lands End property may well rely on septic, and some North Saanich homes use wells. That affects inspections, maintenance under the CRD septic bylaw, what you can add to the lot and sometimes your lender's conditions. Ask for pump-out records, a septic inspection and, on a well, a water test. Looking at Lands End? I confirm servicing with the District before you write an offer, not after.

Both are quiet, treed and close to the water, but they face different ways and live differently. Lands End is the northern tip near Swartz Bay and Horth Hill, looking toward the Gulf Islands, with the ferry close by. Deep Cove sits on the Saanich Inlet side of North Saanich, near Coles Bay Regional Park and inlet sunsets, farther from the terminal. Drive both at dinner time and again on a busy ferry weekend before you choose. Browse Deep Cove homes and I'll compare your shortlist side by side.