Six Mile Homes for Sale and Home Values

It depends on your setting as much as your square footage. Six Mile takes in houses on standard lots, waterfront on the Esquimalt Harbour side and forested hillside properties, and each draws a different buyer. A harbour home on Gibraltar Bay Drive and a house on a standard lot are not comparables for each other. I match your setting, lot, age, condition and suite status to Six Mile and nearby View Royal sales, check what is listed today, and give you a written range with every comparable shown. Get your written Six Mile home value, or enter your address at the top of this page.

Sell the water access before the house, and have the paperwork ready that a waterfront buyer will ask for. Six Mile reaches Esquimalt Harbour, and the Town's Parsons Trail follows the Parsons Cove inlet. A buyer wants to know what the shoreline lets them do: walk down, launch a kayak or tie up a boat. Docks, retaining walls and shoreline work can raise permit and title questions, so we gather approvals, surveys and reports before listing. Your lawyer answers anything on title or foreshore rights. Selling on the water in Six Mile? Ask me what I'd gather first.

Possibly, but only for what your lot is confirmed to allow. View Royal's Zoning Amendment Bylaw No. 1135, adopted June 18, 2024, permits a minimum of three, four or six units on lots zoned only for a single-family home or duplex, depending on location and size, plus secondary and garden suites. Form and character development permits are required. Slope and driveway access on hillside lots can limit what is practical, so I check your lot on the Town's housing map before a listing mentions potential. Curious what your Six Mile lot allows? Send me your address and I'll start there.

Confirm which type of suite you have first, because View Royal treats them differently. A Type 2 suite was permitted before September 1, 2007, was never inspected to BC Building Code standards, and needs an annual permit renewed by March 1. A suite approved through a building permit is the other type. A buyer's lender and lawyer will ask which you have, and a lapsed Type 2 permit can mean code upgrades. I check the Town's records with you before we list, so the suite supports your price instead of stalling an offer. Unsure of your suite's status? Ask me before you list.

Usually Colwood, Langford and the rest of View Royal, because a Six Mile buyer may be weighing an established setting against a newer house. That buyer may tour a new build in Langford the same weekend, so your listing has to answer why this home instead: the harbour, hillside privacy, a mature lot, trail access, a suite or a shorter trip toward Victoria. I price from matched Six Mile and View Royal sales, then check what that buyer could buy elsewhere at the same price. Want to know which homes your buyer will compare yours with? Send me your address and I'll list them.

No. BC Assessment is a mass valuation for property tax, set on a past date, usually without anyone seeing inside. Treat it as background only. In Six Mile it can miss what buyers pay most for: water access, the outlook from a hillside lot, the privacy of a treed property or a permitted suite. Buyers decide on what comparable homes sold for and what else they could buy this month. I put your assessment beside matched sales so you can see where the two differ and why. Ask for your written Six Mile value and I'll show you both side by side.

It is if you want the harbour, the trails and Thetis Lake close by, with a drive into Victoria or out to the West Shore. Six Mile is one of five View Royal MLS neighbourhoods, and the Town takes in Thetis Lake Regional Park, Mill Hill Regional Park and parts of Esquimalt Harbour. The Galloping Goose Regional Trail runs through View Royal for cycling toward downtown and Langford. Homes range from standard lots to waterfront and hillside properties. Tell me whether you want water, trees or a flat yard, and I'll show you the Six Mile streets that fit.

Thetis Lake Regional Park is the big one, with hiking trails, swimming, fishing and off-leash areas. The Town's own list adds Parsons Trail, a natural trail along the Parsons Cove inlet, and Mill Hill Regional Park, which connects View Royal and Langford with trails and viewpoints. The Galloping Goose Regional Trail and the E&N Rail Trail both pass through the Town, and Portage Park offers beach access and an off-leash dog area. The useful test is the walk from your door to the one you would use most. Tell me which, and I'll check the homes within easy reach.

Six Mile is in Greater Victoria School District 61, like the rest of View Royal. Eagle View Elementary on Talcott Road and View Royal Elementary are both in the Town, and the district's pathway chart places View Royal Elementary in the Esquimalt family of schools, ending at Esquimalt High School. Which school a Six Mile home is zoned for depends on its exact address, and catchments change, so confirm with SD 61 by address before you write or accept an offer. If a school decides your search, tell me which one and I'll check each address with the district before you book a showing.

Often, if the lot qualifies. View Royal permits one secondary suite in most zones that allow a single-family home, inside the main building and installed through a building permit, and it can't be stratified or sold separately. Since the Town's June 2024 zoning changes, garden suites and three, four or six units are possible on many single-family and duplex lots, depending on location and size, with a form and character development permit. Slope and access on hillside lots can limit what is practical, and suites can't run as Airbnb-style stays. Buying for suite potential? Send me the address and I'll check it first.

The Town puts View Royal about six kilometres west of Victoria, and from Six Mile the drive in uses the Trans-Canada Highway or the Island Highway. Cyclists can take the Galloping Goose Regional Trail, which runs through View Royal toward both downtown and Langford, and BC Transit buses serve the Town. Highway traffic changes a lot by hour, so test the trip at the time you would really travel before you commit to a home. Work at Victoria General Hospital, downtown or in Langford? Tell me where, and I'll show you which Six Mile streets make that trip easiest.

Your bill is set by your home's assessed value and View Royal's rates, because Six Mile is in the Town of View Royal, even though Thetis Lake Regional Park reaches into Langford. For 2026, Town taxes were due by 11:59 p.m. on Thursday, July 2, with a 10 per cent penalty on unpaid taxes or unclaimed Home Owner Grants from 12:01 a.m. on July 3. The grant is claimed with the Province. When you compare a Six Mile home with one in Langford or Colwood, compare each municipality's actual notice, not a listing estimate. Your lawyer adjusts tax on completion. Weighing Six Mile against Langford? I'll set both bills side by side.

Only with a Town permit if the tree is protected, and View Royal protects a lot. Its Tree Protection Bylaw No. 1069, adopted February 15, 2022, lists Garry oak, arbutus, Douglas fir, western red cedar, big leaf maple and other native species, plus any tree over 20 centimetres in diameter. Work on slopes of 2:1 or steeper, or within 30 metres of a watercourse, also needs a permit, so ask the Town how that applies to a lot near Parsons Cove or the harbour. Each protected tree removed means two replacement trees or cash in lieu, and fines run from $1,000 to $50,000. Buying a treed Six Mile lot to build on? Ask me to check the trees first.

BC Transit's Route 53 Vic General / Langford Exch stops at the Thetis Lake Parking Lot, and the CRD says the park's main area is reached off Six Mile Road. The route links Langford Exchange with Victoria General Hospital, with limited trips continuing downtown. The CRD's park page also mentions a Six Mile Road stop on Route 50, so check which stop is nearest your street in BC Transit's trip planner before you count on it. Cyclists have the Galloping Goose Regional Trail through View Royal. Commuting to the hospital or downtown without a car? Tell me your hours and I'll check Six Mile homes against the timetable.