403 3815 Rowland 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

−$1,685/mo

cap rate

2.4%

yearly net rent ÷ price

Costs: mortgage $3,076 · tax $291 · strata $555 · 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 McKenzie Elementaryhomes in this catchment

  1.1 km away · 4005 Raymond St N, Victoria · 250-479-1691

• Middle Colquitz Middlehomes in this catchment

  1000 m away · 505 Dumeresq St, Victoria · 250-479-1678

• Secondary Spectrum Community Schoolhomes in this catchment

  2.0 km away · 957 Burnside Rd W, Victoria · 250-479-8271

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.