Henderson, Victoria - October 2026 Real Estate Report
Henderson, Oak Bay: Your Neighbour Just Asked If Now Is a Good Time to Sell. Here Is the Real Answer.
The Vibe Right Now
If you have been watching the "For Sale" signs in Henderson, here is what is actually happening. The market is taking a breather. Prices are dipping, but homes are still moving - and in some cases, sellers are still getting more than they asked. It is a mixed bag, and the details matter a lot depending on whether you own a house or a condo.
Houses - Still Selling, But the Peak May Be Behind Us
The average sale price for a house in Henderson right now sits at $1,337,944 - down 5.4% from last month. That sounds alarming, but here is the nuance: buyers are still paying an average of 101.19% of list price. So yes, prices slipped, but well-priced homes are still sparking competition. The catch is that listings are coming in at $1,323,950 on average, which tells us sellers are already adjusting their expectations.
- Average sale price: $1,337,944 (down 5.4% from last month)
- Average list price: $1,323,950
- Sale-to-list ratio: 101.19% - buyers paid above asking
- Price per square foot: $868
- Average days on market: 14
- Properties sold this month: 2
- Predicted market value: $1,561,959
- Estimated monthly rent: $5,696
- Rental yield: 4.02%
We are also sitting at rank 6 out of 6 for growth among comparable Oak Bay neighbourhoods. That is the bottom of the leaderboard. It does not mean Henderson is a bad place to own - it means the growth engine has cooled compared to neighbours. Days on market rank is 3 out of 6, so we are in the middle of the pack for speed. On price, we rank 5 out of 6, which actually makes Henderson one of the more accessible entry points into Oak Bay.
Condos - Slower, Pricier, and Worth Watching Closely
The condo story in Henderson is a different one. Only one condo sold this month, and it went for $1,725,000 - just below the list price of $1,749,700, at 98.59% of ask. Buyers here have a little more room to negotiate. The average days on market is 35, which is longer than nearby Shelbourne at 34 days. Not a dramatic gap, but a signal that condo buyers in Henderson are taking their time.
- Average sale price: $1,725,000
- Average list price: $1,749,700
- Sale-to-list ratio: 98.59% - buyers paid slightly below asking
- Price per square foot: $1,024
- Average days on market: 35
- Properties sold this month: 1
- Predicted market value: $3,237,396
- Estimated monthly rent: $9,229
- Rental yield: 2.04%
On the neighbourhood leaderboard, Henderson condos rank 5 out of 6 for growth and dead last - 3 out of 3 - for days on market speed. The one bright spot: we rank 1 out of 3 on price, meaning Henderson condos are above average in value compared to similar Oak Bay neighbourhoods. High price, slow movement. That is the condo reality here right now.
The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Tax Assessment
Here is something most homeowners in Henderson do not think about until it is too late. Your BC Assessment is a snapshot from July 1st of last year. The market has moved since then - sometimes a lot. The HonestDoor Price updates in real time, pulling in current sales data to give you a number that actually reflects what your home is worth today, not what it was worth 12 months ago.
For houses in Henderson, the average HonestDoor Price is $1,298,960 - up 4.54% from the previous period. That is a meaningful jump. If you are still looking at your old assessment and assuming that is your home's value, you could be leaving money on the table or mispricing a listing entirely.
For condos, the HonestDoor Price sits at $929,183, down a slight 0.27%. Small dip, but it is a real-world check that your assessment simply cannot give you. The HonestDoor Price is the number we trust when we are making actual decisions.
The So What - Thinking About Selling This Summer?
If you own a house in Henderson and are thinking about listing this summer, the window is still open - but it is narrowing. Prices are off their recent highs, and we are sitting at the bottom of the Oak Bay growth leaderboard. The good news is that buyers are still paying over asking on houses, and 14 days on market means demand has not evaporated. Price it right and you will move it. Price it like last year and you will sit.
If you own a condo, the calculus is tougher. Buyers have options, they are taking their time, and values have slipped 3.15% recently. That does not mean do not sell - it means go in with clear eyes. Know your HonestDoor Price, not your assessment. Talk to your agent about the gap between list and sale prices in this specific pocket of Oak Bay.
The rental angle is worth a mention too. Houses here are pulling an estimated $4,996 per month, and the Airbnb potential ranks 9th in all of Victoria. If selling is not the move right now, holding and renting is a legitimate strategy while you wait for the growth numbers to improve.
Bottom line - Henderson is not a market to panic about, but it is also not one to be passive in. Check your HonestDoor Price today. It is the most honest number you have got.
henderson | victoria | october 2026This 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.