Colwood Real Estate Guide
Buying in Colwood: the short answer
Updated October 2026 by Kevin White, REALTOR®, Macdonald Realty.
Colwood is the West Shore's oceanfront city, with more than 5 km of shoreline, Esquimalt Lagoon, Royal Roads University and the new Royal Bay community. In September 2026 the benchmark price was $1,080,800 for a detached house, $719,700 for a townhome and $461,000 for a condo. That is about $200,000 less than a comparable house in the Victoria core, and close to Langford prices. Buyers come for the beaches and parks, newer family homes in Royal Bay, houses with mortgage-helper suites, and a slightly shorter drive into Victoria than from Langford. The trade-off is the rush-hour "Colwood Crawl" into town.
How much do homes cost in Colwood?
A detached house in Colwood typically costs $850,000 to $1.25 million, depending on the neighbourhood. Townhomes and condos are the main way in below $750,000.
| Property type | Benchmark price, Sept 2026 | 12 months earlier | 1-year change | 5-year change |
|---|---|---|---|---|
| Detached house | $1,080,800 | $1,081,400 | -0.1% | +12.5% |
| Townhouse | $719,700 | $743,800 | -3.2% | +9.7% |
| Condo / apartment | $461,000 | $486,500 | -5.2% | +4.4% |
Benchmark (MLS® Home Price Index) prices for Colwood, September 2026. Source: Victoria Real Estate Board.
For comparison, the benchmark detached home in the Victoria core was $1,280,100 in September 2026, and in neighbouring Langford it was $1,051,100 (Victoria Real Estate Board, September 2026). Detached prices in Colwood have held steady over the past year, while townhome and condo prices have softened. Across the region, 3,811 homes were listed for sale at the end of September and 463 sold that month. Buyers have more choice and more room to negotiate than they did a few years ago.
Which Colwood neighbourhood is right for you?
Colwood's detached prices vary by about $360,000 between the most and least expensive neighbourhoods.
| Neighbourhood | Detached benchmark, Sept 2026 | Best for |
|---|---|---|
| Royal Bay | $1,215,800 | Newer homes in a master-planned seaside community, with Royal Bay Secondary School, parks and beach access. |
| Lagoon | $1,214,300 | Ocean views and larger lots near Esquimalt Lagoon, Fort Rodd Hill and the beach. |
| Triangle Mountain | $1,047,800 | Family homes on the hillside, many with views and suites. |
| Colwood Lake | $969,500 | Established homes in a central location. Generally with larger lots and mature landscaping. |
| Wishart South | $937,100 | Established family homes near Wishart Elementary and Colwood Corners. |
| Wishart North | $866,400 | More affordable established homes, close to schools, shopping and transit. |
| Hatley Park | $853,700 | Colwood's most affordable detached homes, near Royal Roads University and the Hatley Park grounds. |
Detached benchmark prices, September 2026: Victoria Real Estate Board.
Townhomes and condos by neighbourhood. Townhomes are benchmarked at $748,200 in Royal Bay and $625,300 in Hatley Park. Condo benchmarks range from $335,500 in Royal Roads and $405,000 in Colwood Corners to $449,500 in Latoria and $569,300 in Lagoon (Victoria Real Estate Board, September 2026).
Schools, commute and things to do
Schools. Colwood is in the Sooke School District (SD62). Public schools in Colwood include these (City of Colwood):
- Elementary: Colwood, David Cameron, Sangster and Wishart
- Middle: Dunsmuir and École John Stubbs Memorial (French immersion)
- Secondary: Royal Bay Secondary (including French immersion), with Belmont Secondary nearby in Langford
- Post-secondary: Royal Roads University, on the Hatley Park estate
Catchments change as new schools open, so check the SD62 school locator for a specific address.
Commute. Downtown Victoria is about 13 km away. It takes about 20 minutes by car off-peak and often 40 minutes or more at rush hour, when traffic on the Island Highway and Trans-Canada Highway is known locally as the "Colwood Crawl". BC Transit buses connect Colwood to downtown, and a bus-on-shoulder lane on Highway 1 between the McKenzie Interchange and Colwood is expected to open in 2027 (BC Government). Cyclists can use the Galloping Goose Regional Trail.
Things to do. Colwood has more than 5 km of oceanfront. Esquimalt Lagoon is a migratory bird sanctuary with a long beach, and Fort Rodd Hill and Fisgard Lighthouse National Historic Site sit at the mouth of Esquimalt Harbour. Hatley Castle and its gardens are on the Royal Roads University grounds. The city also has Royal Colwood Golf Club, the Juan de Fuca Recreation Centre and the Galloping Goose trail. Colwood Corners, at Sooke Road and the Island Highway, is the city's growing town centre, with new condos, shops and restaurants.
Houses with suites and new construction
Houses with suites. Many Colwood homes have a suite, especially in Triangle Mountain, Wishart and the newer streets of Royal Bay. A suite can help you qualify for a mortgage: most lenders count part of the expected rent as income. It also gives you room for family or a future rental. Before you buy, confirm whether the suite is permitted with the City of Colwood, check its separate entrance and fire separation, and see whether it's on a separate hydro meter.
New construction. Colwood's two big new waterfront communities are Royal Bay, planned for about 2,300 homes on the former gravel pit above Royal Bay beach (Times Colonist), and Royal Beach, planned for about 2,850 homes with 1.4 km of public shoreline and about 50 acres of parks (City of Colwood). New condos are also going up around Colwood Corners. Two tax breaks make new homes cheaper for many buyers:
- BC property transfer tax. Newly built homes are fully exempt up to $1,100,000, with a partial exemption up to $1,150,000. First-time buyers of resale homes are fully exempt up to $835,000 (BC property transfer tax guide).
- Federal First-Time Home Buyers' GST Rebate. First-time buyers of a new home can recover up to $50,000 in GST on homes up to $1 million, with a partial rebate up to $1.5 million. This applies to agreements signed on or after May 27, 2025 (Department of Finance Canada).
On a $750,000 new townhome in Royal Bay, a first-time buyer would save about $50,500: $37,500 in GST and $13,000 in property transfer tax.
Colwood real estate FAQ
Is Colwood a good place to buy a home? For many buyers, yes. You get beaches, parks and newer family neighbourhoods for about $200,000 less than a detached home in the Victoria core. The main downside is the rush-hour commute into Victoria.
What is the average house price in Colwood? The benchmark price for a detached house was $1,080,800 in September 2026, according to the Victoria Real Estate Board. Townhomes were $719,700 and condos $461,000.
Is Colwood cheaper than Langford? About the same. In September 2026 the benchmark detached home was $1,080,800 in Colwood and $1,051,100 in Langford. Townhomes were $719,700 in Colwood and $712,900 in Langford, and condos were cheaper in Colwood at $461,000 versus $480,800.
How long is the commute from Colwood to downtown Victoria? About 20 minutes by car off-peak and 40 minutes or more at rush hour.
What is the most affordable neighbourhood in Colwood? For detached homes, Hatley Park, with a September 2026 benchmark of $853,700. For condos, Royal Roads, at $335,500.
Are home prices in Colwood going down? Detached prices were flat over the past year (down 0.1%), while townhomes fell 3.2% and condos 5.2%. Over five years, detached prices are up 12.5%.
Which Colwood neighbourhood is best for families? Royal Bay is popular with families for its newer homes, parks, beach and Royal Bay Secondary School. Triangle Mountain and Wishart offer established family homes, many with suites, for less.
Do first-time buyers pay property transfer tax on a new home in Colwood? No, if the home is newly built and valued at $1,100,000 or less. Many first-time buyers can also recover up to $50,000 in GST on a new home under $1 million.
Buying in Colwood with Kevin White
I'm Kevin White, a REALTOR® with Macdonald Realty's Westshore office on Sooke Road. I've been licensed in Victoria for over 12 years. I help buyers find houses with suites, compare new construction in Royal Bay against resale, and get into the right part of Colwood for their commute and schools.
- See every active Colwood listing: Here
- Get new listings by email: sign up for free saved-search alerts
- Talk to me: call or text 778-677-3420
MLS® listing data is provided by the Victoria Real Estate Board. Market figures are for information only. Speak with a lender and a lawyer or notary about your own situation.