11 2590 Penrhyn St

20% down at 4.44% fixed (Ratehub.ca), 25 years; tax from the listing; strata fee from the listing.

rent

$2,720/mo

after all costs

−$5,926/mo

cap rate

0.8%

yearly net rent ÷ price

Costs: mortgage $7,037 · tax $834 · strata $382 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 3+ bedroom in Saanich: CMHC's average there ($2,427) raised by what new tenants pay against everyone in the Victoria area, then down 6.2% with Victoria's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

Catchment schools, Greater Victoria School District 61

• Elementary Frank Hobbs Elementaryhomes in this catchment

  600 m away · 3875 Haro Rd, Victoria · 250-477-1804

• Middle Arbutus Global Middlehomes in this catchment

  1.4 km away · 2306 Edgelow St, Victoria · 250-477-1878

• Secondary Mount Douglas Secondaryhomes in this catchment

  2.1 km away · 3970 Gordon Head Rd, Victoria · 250-477-6977

From the Greater Victoria School District 61's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.