Ten Mile Point

Housing and character

The housing is almost entirely detached, on lots that are large by city standards, and a good share of the properties front the water: Cadboro Bay on one side, and open views toward the Gulf Islands and Mount Baker on the other. The original homes date from the 1950s through the 1980s, and the long term trend here is the same one you see across premium waterfront: older homes bought for the land, then either substantially rebuilt or replaced with large modern builds. Street names like Wedgewood Point tell the story. Because so much of the value sits in the lot and the view, pricing varies more here than in a typical subdivision, and two homes a few doors apart can be in completely different price conversations depending on waterfront access, moorage potential and how much of the view is protected.

A practical note for buyers coming from elsewhere: Ten Mile Point is in the District of Saanich, not Oak Bay, though it borders Oak Bay's Uplands and shares the same general feel and price range at the top end.

Schools

Children here are in the Saanich school district (SD63). Frank Hobbs Elementary in Cadboro Bay is the local elementary school, with middle and secondary options further into Saanich. Many families here also send their kids to the independent schools: Glenlyon Norfolk School and St. Michaels University School are both an easy drive. Confirm catchments for any specific address with the district. The University of Victoria is about ten minutes away, which also makes the area practical for families thinking ahead to older kids.

Amenities and lifestyle

Daily life runs through Cadboro Bay Village, a few minutes down the hill: a grocery store (Pepper's Foods, a genuine local institution), coffee, a pub and basic services. Cadboro Bay beach at Gyro Park is the summer spot, with a wide sandy shoreline that is safe for kids. On the Point itself, the amenities are the natural ones: swimming, kayaking, paddleboarding and sunset-facing patios. Downtown is roughly twenty minutes by car. This is not a walk everywhere neighbourhood; it is a go home and close the gate one.

My take

Ten Mile Point is a thin market. Few homes list in any given year, so averages mean little and each sale has to be read on its own merits: waterfront or not, the quality of the view, moorage, sun exposure and the state of the house on the lot. For sellers, that thinness cuts both ways. There is rarely direct competition, but there is also a smaller buyer pool, and overpricing tends to sit for a long time because the next comparable may not arrive for months. For buyers, patience is the main tool. The right approach is to be ready, with financing and homework done, before the right property surfaces, because the good ones do not wait around.

Ten Mile Point borders my Oak Bay practice and it is a market I track closely, and my network runs through it: one of my best clients lives here, someone I have helped buy and sell in other areas, along with homeowners and colleagues through the Oak Bay and Uplands side of my practice, which matters in a neighbourhood where homes often change hands quietly and word travels through people before it reaches a listing. If you are considering a move here, or own here and want a straight read on what your property would do today, call me at 250-507-6574.