Victoria Pre-Construction Developments: A 2026 Realtor's Tracker

Victoria pre-construction in 2026 is a market of two speeds. Downtown hasn’t launched a new strata tower in nearly four years, while Saanich, Langford and Colwood are absorbing the bulk of the new-build pipeline through mid-rise condos, family townhomes, and the first true wave of missing-middle infill. If you’re selling, financing, or filming new product on Vancouver Island this year, the named projects below are the ones reshaping the inventory you’ll be quoting from for the next 24 months.

This is the second post in our Silent Story field tracker. The first one — Victoria BC Construction Market 2026: What’s Being Built — laid out the macro picture on housing starts, missing middle, and Zero Carbon Step Code. This piece zooms in on the deal-level question: which Victoria pre-construction developments are actually live in April 2026, where are they, and what should the realtors and developers covering this market actually do with that information?

The presale landscape in April 2026

Greater Victoria is sitting on roughly 118 active pre-construction developments as of late April, according to VancouverNewCondos.com’s regional tracker, with entry pricing starting from about $275,000 and most projects targeting 2026 or 2027 completion. That number is healthier than the headlines suggest — but the composition of the inventory matters more than the count.

Three structural facts shape every pre-construction conversation this year:

1. Downtown Victoria has not launched a new strata condo project since 2022. Citified.ca reports the city centre has been in a buyer’s market that pushed into 2026, with downtown condo resale values falling faster than the regional average through 2025. Most downtown activity is rental-led, not strata-led.
2. The active development map has shifted north and west. Saanich, Langford, Colwood and View Royal are absorbing roughly 73% of new residential starts. Sidney and Sooke add another meaningful slice. Oak Bay and the urban core are quiet on new product.
3. Buyer incentives are back. A dozen-plus active presales are offering credits of up to ~$7,000 — parking and storage included, deposit deferrals, decorating allowances. That kind of incentive language was absent in 2022. It’s a market signal in itself.

What follows is the named-project breakdown — grouped by geography, with a luxury cluster at the end — that we’re tracking most closely as a studio that lives on these sites with a camera. Every figure below is sourced from the developer or a public listing fetched in the last few days. Where pricing has moved or floors have been released, we’ll update this post quarterly.

Downtown Victoria & urban core

The downtown story is genuinely thin on strata, but the rental-led pipeline is enormous, and a handful of remaining-inventory condo plays still matter for buyers who want a true urban-core address.

Harris Green Village — Phase 1 (Starlight Investments)

526 rental units · 20 + 21 storeys · 2028 completion

The single most important downtown construction project in 2026. Phase 1 at 1045 Yates Street comprises a 20-storey and a 21-storey rental tower delivering 526 suites including 80 affordable homes, plus ground-floor retail. Phases 2 and 3 on the 900-block of Yates will add another ~1,100 units across three towers reaching 28 to 32 storeys, with Phase 2 anticipated to start in 2028. This is rental — not presale strata — but it sets the tone for downtown’s next decade. Citified coverage.

Ironworks (Chapter One) — Beedie Living

515 Chatham Street · From $275,000 · Selling

The lowest entry-price downtown presale on the active list. A walkable Old Town address in the Chatham Street arts-and-makers corridor. The opening price point makes Ironworks the natural pitch for a first-time buyer who insists on being able to walk to work in the urban core.

Hudson Place One — Townline

Downtown · Selling final inventory · Buyer incentives active

Townline’s Hudson Place One is in its closing-inventory phase with a current buyer incentive valued around $7,000 — among the highest active credits in the region. A clean reset opportunity for buyers who want a finished, walkable downtown address rather than a 2027 closing date.

Haven — Chard Development

Victoria · From $444,900 · Parking + storage included

Chard is one of the most reliable read-throughs on the broader downtown market. Haven is selling with a buyer-incentive package that bundles parking and storage — meaningful in a city where parking stalls trade in the five figures. A useful comp when you’re underwriting a downtown end-user pitch.

Summerhouse — Aryze Developments (Fairfield)

Fairfield Road & Beechwood Ave · Selling

Aryze’s Summerhouse sits in Fairfield, walking distance to Cook Street Village and Dallas Road. Aryze is also the studio behind Pearl Block in Oaklands and the recently approved Foul Bay Road project — 18 missing-middle townhomes with a third of suites priced below market. If the Bill 44 missing-middle rezoning is going to produce a flagship Victoria portfolio, Aryze is the developer most likely to deliver it.

Saanich — the new mid-rise heartland

Saanich is the largest single source of new pre-construction inventory in 2026, anchored by Abstract Developments and Seba Construction. Shelbourne and Quadra are the corridors realtors should be watching most closely.

Oak & Stone — Abstract Developments

Shelbourne & McRae · 87 units · 6 storeys · Fall 2026

A 6-storey wood-frame mid-rise at the corner of Shelbourne Street and McRae Avenue with 87 condominiums plus a ground-floor commercial unit and a public plaza. Junior-one-bed through two-bed mix, brick-clad ground floor, projecting balconies through the middle floors, lighter stucco at the top. Targeted Fall 2026 completion. Citified writeup.

Brooke Townhomes — Abstract Developments

630 Gorge Road West · From $974,900 · Move-in 2026

Townhomes on the Gorge Waterway with a 2026 occupancy. Pricing from $974,900 puts Brooke at the entry point for buyers stepping out of an Oak Bay or Fairfield single-family with downsizing on the table. The Gorge has been quietly transforming for half a decade and Brooke is one of the cleanest expressions of the corridor’s new product.

Nook & Node — Seba Construction

McKenzie Ave & Saanich Rd · 6 storeys · Selling

A six-storey residential building bringing mid-rise density to the North Quadra neighbourhood. Seba is one of the most consistent local builders in the missing-middle-to-mid-rise gap, and Nook & Node is the project that best demonstrates their playbook in 2026.

Twelve Cedars — Seba Construction

3909 Cedar Hill Road · Boutique 3-bed townhomes · Selling

A boutique collection of three-bedroom townhomes in the Shelbourne neighbourhood — exactly the family-formation product the missing-middle reforms were meant to produce. Lower volume than a tower presale, but each unit carries a full storyline.

Tiller + Grace — Cordova Bay (Saanich)

Cordova Bay Road & Fenn Ave · From $659,000 · Move-in 2026

A coastal-themed boutique residence in Cordova Bay with 2026 occupancy and a starting price below the typical Saanich mid-rise. Tiller + Grace is one of the projects that completes during this calendar year, which makes it a useful real-time comp on Saanich coastal pricing for the rest of 2026.

Westshore — Langford, Colwood & View Royal

The Westshore is where the volume is. Langford alone has shifted from a quieter regional submarket to one of the most active presale corridors in BC outside the Lower Mainland.

Pavilion — Viking Properties (Langford)

245 condos · 3 × 6-storey buildings · From $364,900 · June/July 2026 occupancy

Three six-storey wood-frame buildings at Station Avenue and Aprell Place delivering 245 condos along with ~17,500 sq ft of ground-floor commercial and a 40-seat daycare. Phase 1 is move-in ready in the summer with 25 one-bedrooms and 35 two-bedrooms, priced $364,900–$494,900. EV charging, rooftop solar, premium insulation, Energy Star appliances. The single largest pre-construction occupancy event in the Westshore this year.

The Grand and Fir — GT Mann Contracting (View Royal)

Island Hwy & Woodbine Ct · From $429,000 · 5% deposit · Q1/Spring 2026 completion

A View Royal presale adjacent to Portage Park’s oceanfront edge. The headline detail for buyers is the structured 5% deposit — split as 2.5% at signing and 2.5% twelve months later — combined with a sub-$430k entry. Spring 2026 completion makes it one of the earliest-closing active developments in the region.

Belmont Residences Reunion — Ledcor (Langford)

$200M masterplan · 440 units · Final phase

The final phase of the multi-award-winning Belmont masterplan at the old Belmont school site. The full $200M build delivers 440 residential units including ~155 rentals across seven buildings. Strata presales for Belmont Residences are now sold out, but the marketplace, retail, daycare, and Galloping Goose Trail proximity make the masterplan a primary realtor talking point for any nearby resale listing.

Origin at the Beachlands — Seacliff Properties (Royal Bay, Colwood)

3483 Metchosin Road · 1-beds from $493,900 · Move-in 2026

Oceanfront-adjacent presale in Colwood’s Royal Bay masterplan. Seacliff has built credibility on the Beachlands site over multiple phases. A strong “first home that isn’t a Langford box” pitch for buyers who want shoreline access without a single-family budget.

The Coral at Royal Bay — GableCraft (Colwood)

Caspian Dr & Curlew St · 83 townhouses · From $699,900

83 townhouses in the Royal Bay masterplan from a national builder. The townhome product is the right answer for the family-formation buyer who has aged out of a Westshore one-bedroom but isn’t ready for a $1.4M Bear Mountain detached.

Trailside at the Lake — Seacliff Properties (Langford-area)

From $399,900 · PreOrder/registration phase

One of the lowest entry prices on a regional active presale, registration phase with PreOrder pricing. A useful pre-launch comparable for any Langford brokerage briefing where the floor of the market is the question being asked.

Luxury tier

The high end is thinner than the regional averages but it is active, and it is where 2026’s most distinctive new product is being built.

Sapphire at Westbay Quay — Tenfold Projects (Esquimalt)

Head St & Lyall St · 8 customizable units · $955,500 – $6,393,600

A boutique waterfront eight-unit project on the Westbay marina with fully customizable floor plates and a price ceiling above $6 million. Sapphire is the cleanest 2026 expression of Victoria’s ultra-thin true-luxury condo market.

One Bear Mountain — Ecoasis (Langford)

Bear Mountain · Corner residences with 270° views · ~$1,360/sq ft

High-elevation corner residences carrying ~$1,360 per square foot — the highest active sticker in the regional dataset. Ecoasis has been building the Bear Mountain story for two decades; One Bear Mountain is the apex of that arc and the right name to know when a luxury buyer asks “what’s actually new at the top of the market.”

Opal Victoria — luxury seniors condominium

48 units · Construction starts H2 2026 · ~2028 delivery

A 48-unit luxury seniors condominium with construction expected to start in the second half of 2026 for a 2028 completion. Aging-in-place product at the high end of the market is one of the few Victoria segments where new presale supply is genuinely scarce relative to demand.

”Downtown is a rental story this year. Saanich and Westshore are the strata story. Luxury is a small but real third lane. The realtor who can pitch all three credibly is the one whose phone rings in 2027.”

What this means for realtors

Three practical moves stand out for any realtor working the 2026 pre-construction lane.

One: pivot your assignment-and-presale conversation toward Saanich and Westshore. The active presale supply is concentrated outside the urban core. If your buyer database is still oriented toward downtown towers, you’re going to spend more time saying “nothing new is launching” than closing units. Build a Shelbourne, Cordova Bay, Royal Bay, and Belmont dossier and rotate it through buyer touchpoints.

Two: lead with completion-year, not square footage. The most under-priced data point in any 2026 pre-construction listing is the actual occupancy date. Buyers who want certainty in 2026 are paying premiums for projects like Pavilion, Tiller + Grace and The Grand and Fir that are closing this calendar year. Buyers who are willing to wait are getting a discount on 2027 product like Bella Park. Both pitches are valid — but they’re different pitches.

Three: mine the buyer-incentive list weekly. Twelve-plus active developments are running incentives, and the credits move project-by-project. A current map of “who’s giving away parking, who’s covering closing, who’s deferring deposit” is a $20K conversation with a serious buyer. It’s also exactly the kind of insider information that converts a casual lead into a committed client.

What this means for developers

The pre-construction landscape in 2026 is rewarding three specific developer profiles.

The masterplan operator — Starlight downtown, Ledcor at Belmont, Seacliff at Royal Bay, Ecoasis at Bear Mountain, Aragon at Wadams Farm — is the lowest-friction model right now, because the surrounding amenity story carries each release. A masterplan unit on Yates Street or Caspian Drive sells with the neighbourhood pre-built into the brochure.

The boutique mid-rise specialist — Abstract, Seba, Aryze, Tenfold — is the second profile working in 2026. Six storeys, wood frame, distinct architectural identity, a clear neighbourhood story, and a buyer who is paying for craft rather than marketing volume. Margin lives in differentiation here, not scale.

The missing-middle infill specialist is the third profile, and it’s the one most likely to define 2027–2028. Aryze is the obvious benchmark, but every BC municipality is now obligated to permit gentle density on what used to be single-family lots. The developers who build a repeatable fourplex-and-townhouse product, brand it cleanly, and market it like a tower presale will own the most defensible niche in the regional market.

What we’re watching for the rest of 2026

A few signals to track through the next two quarters:

• Whether any new downtown strata project launches its sales centre in 2026 — the longer the dry spell extends past 2022, the more aggressively the next launch will need to be priced.
• Phase 1 occupancies at Pavilion in Langford and Oak & Stone in Saanich, both of which become live comps once doors open.
• Final approvals on the West Shore RCMP detachment in Langford and any knock-on residential land-acquisition activity in View Royal.
• The buyer-incentive list — whether credits expand or contract is the cleanest single read on pre-construction demand.
• How the 2024 BC Building Code and Zero Carbon Step Code rollouts are landing on cost pro formas across the active boutique mid-rise developers.
• Whether Aryze, Seba, and other infill specialists begin to release a true second wave of missing-middle product as municipal permitting pipelines clear.

Sources & further reading

• VancouverNewCondos — Victoria Presale Condos & Townhomes (118 Active Developments)
• Citified.ca — Victoria’s most comprehensive new-build resource
• Citified — Oak & Stone presale, Shelbourne Valley
• Citified — Harris Green Village, Phase 1 by 2028
• Citified — Downtown Victoria buyer’s market, 2026
• Harris Green Village — Project site
• Abstract Developments — Builder site
• Aryze Developments — Builder site
• Pavilion Langford — Viking Properties project site
• CMHC — Monthly Housing Starts & Construction Data
• City of Victoria — Low Carbon New Buildings
• Business Examiner — Yellow Sheet building briefs, April 21 2026