Broadmead, Saanich - August 2026 Real Estate Report

Broadmead, Saanich: Your Home Is Worth More Than the City Thinks

If you own a home in Broadmead and you haven't checked your actual market value lately, here's the short version: the city's assessment is already behind. The real number is higher - and knowing the difference could change what you do next.

The Vibe: What's Happening Right Now

Broadmead is a high-value, slow-moving market. That's not a knock - it's just the reality of a neighbourhood where 1,048 properties sit at an average assessed value of $1,551,917. Homes here don't turn over fast, and when they do, the prices reflect it.

Houses: Steady, But Taking a Breather

We saw 1 house sell this month at $1,539,000, right at list price - a clean 100% sale-to-list ratio. That's a sign of a balanced market where neither side is getting pushed around. But here's the honest part: the predicted market value for houses is sitting at $1,594,902, which is actually down slightly from the 3-month moving average of $1,601,320. Values have dipped 1.71% recently.

• Average sale price (houses): $1,539,000
• Price per square foot: $743
• Average days on market: 41
• Estimated monthly rent: $5,770
• Rental yield: 3.96%
• Growth rank: 14 out of 17 neighbourhoods in Saanich
• Days-on-market rank: 13 out of 16 (homes sit longer here than most of Saanich)
• Price rank: 5 out of 17 (still one of the pricier spots in the city)

The neighbourhood leaderboard stat to know: houses in Broadmead rank 14th out of 17 for growth in Saanich. Falaise next door is growing faster. That doesn't mean Broadmead is in trouble - it means if you're planning to sell, timing matters more here than in some other pockets of the city.

Condos: A Different Story Entirely

Condos in Broadmead are moving fast and selling hot. The one condo that sold this month went for $975,000 - that's 102.76% of the list price, meaning a buyer paid over asking. Average days on market? Just 7. That's a sellers' market, full stop.

• Average sale price (condos): $975,000
• Average list price: $948,800
• Price per square foot: $636
• Average days on market: 7
• HonestDoor Price (condos): $704,643 - up 1.35% from last period
• Estimated monthly rent: $3,144
• Rental yield: 3.49%
• Growth rank: 5 out of 17 neighbourhoods in Saanich
• Days-on-market rank: 2 out of 11 (near the top for speed in Saanich)
• Price rank: 3 out of 12 (condos here are among the priciest in Saanich)

Condo owners in Broadmead are sitting in a stronger position right now than house owners. Faster sales, above-ask prices, and a top-5 growth ranking in Saanich - that's a good combination heading into summer.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

Here's the thing about your BC Assessment notice: it's a snapshot from July 1st of the previous year. By the time it lands in your mailbox, it's already months out of date. The market doesn't wait for paperwork.

The HonestDoor Price for houses in Broadmead is $1,609,185 - that's 3.69% higher than the average assessed value of $1,551,917. On a home worth $1.5 million, that gap is roughly $57,000. That's real money sitting between what the government says your home is worth and what the market is actually doing.

The HonestDoor Price updates in real time using current sales data, market trends, and local comparables. It's the real-world check against a static number that was calculated before this year's market even started moving. If you're making any decision about your home - selling, refinancing, or just knowing where you stand - start with the HonestDoor Price, not the assessment.

The "So What?" - Thinking About Selling This Summer?

For house sellers: Broadmead homes are sitting on the market for an average of 41 days, and the neighbourhood ranks near the bottom of Saanich for growth momentum right now. That doesn't mean you can't get a strong price - the average is still $1,539,000 and the price rank is 5th in the city. But you need to price it right from day one. Overpricing in a slow-moving market is the fastest way to watch your listing go stale.

For condo sellers: the window looks good right now. Seven days on market, buyers paying over asking, and a top-5 growth ranking in Saanich. If you've been on the fence, this summer is worth a serious look.

For everyone: Broadmead has 14 total property transactions recorded in 2026 so far. This is not a neighbourhood with a flood of listings. Low inventory with steady demand is exactly the kind of setup that keeps prices from falling off a cliff - even when growth slows. Neighbourhood growth is 0.01% year over year, which is essentially flat, but the Airbnb rank of 3rd in Saanich tells you there's real income potential here if you're thinking about that angle.

Bottom line: check your HonestDoor Price before you do anything else. The city's number is a starting point. The HonestDoor Price is where the conversation actually begins.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.