309 1550 Church Ave

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

rent

$2,470/mo

after all costs

−$765/mo

cap rate

3.5%

yearly net rent ÷ price

Costs: mortgage $2,311 · tax $245 · strata $447 · insurance ~$35 · vacancy 3% · upkeep 5%.

Rent is today's market rent for a 2-bedroom in Saanich: CMHC's average there ($2,104) raised by what new tenants pay against everyone in the Victoria area, then down 1.9% 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 Doncaster Elementaryhomes in this catchment

  500 m away · 1525 Rowan St, Victoria · 250-595-3611

• Middle Cedar Hill Middlehomes in this catchment

  600 m away · 3910 Cedar Hill Rd, Victoria · 250-477-6945

• Secondary Reynolds Secondaryhomes in this catchment

  2.0 km away · 3963 Borden St, Victoria · 250-479-1696

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.