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Moving from Ottawa to Victoria
From one capital to another: a 2026 guide from Victoria REALTORS®
We're Harrison Siemens and Corey Lister, REALTORS® with Caliber Property Group and Coldwell Banker Oceanside Real Estate. We both made our own moves to Victoria, and now we help people relocate here from across Canada. Before real estate, Harrison spent six years as a property appraiser.
Ottawa to Victoria is a move from one capital to another. Both are government towns with a legislature at the centre, good universities and a calmer pace than Toronto or Vancouver. The people we help make this move are usually one of three groups:
- Military families posted to CFB Esquimalt, home of the navy's Pacific fleet.
- Public servants transferring to a federal or provincial office, or bringing a remote job west.
- Retirees who have shovelled their last Ottawa driveway and want to garden in February instead.
Harrison recently helped clients make this exact move from Ottawa. They're all settled into a new condo here, and they love being close to the beach, along with our mild winters and sunny summers.
Whatever brings you here, the biggest change is the weather. The biggest adjustment is the price of a house. This guide covers both.
Winter: the change you'll notice first
A typical January afternoon is 15°C warmer in Victoria than in Ottawa. Ottawa gets about 175 cm of snow a year; Victoria gets about 33 cm, and most years it melts within a day or two.
| Ottawa | Victoria | |
|---|---|---|
| January average high / low | −6°C / −14°C | 9°C / 4°C |
| July average high / low | 27°C / 16°C | 24°C / 12°C |
| Snowfall per year | 175 cm on 52 days | 33 cm on 7 days |
| Total precipitation per year | 920 mm | 705 mm |
Environment Canada climate normals, 1981–2010, via Current Results: January, July, snowfall, precipitation.
What that means day to day:
- No snowbanks and no block heater. The ploughs come out a few times a year, not a few times a week. You'll still want winter tires if you drive the Malahat, where they're required from October to March.
- Less precipitation overall. Victoria gets 705 mm a year to Ottawa's 920 mm, and the equivalent of about 308 sunny days. (Daily Hive)
- Gardening is a 12-month hobby. Cherry blossoms arrive early, and many people grow vegetables through the winter.
- Skating is indoors. You'll miss the Rideau Canal. You won't miss the walk to the car afterwards.
Home prices: a real step up, and why it's worth it
Victoria costs more than Ottawa. A typical single-family home in Victoria's core costs about $575,000 more than Ottawa's benchmark, and a condo apartment about $167,000 more.
| Home type | Ottawa benchmark | Victoria Core benchmark | Difference |
|---|---|---|---|
| Single-family house | $705,100 | $1,280,100 | about $575,000 more |
| Condo apartment | $380,800 | $547,800 | about $167,000 more |
MLS® HPI benchmark prices, September 2026. Sources: Ottawa Real Estate Board and Victoria Real Estate Board.
Transfer tax is close to a wash. Ontario's land transfer tax on a $1,280,100 home is about $22,075, and BC's property transfer tax is about $23,600. Ottawa has no extra municipal tax the way Toronto does.
Why Victoria homes hold their value
- Victoria can't grow outward. It's surrounded by ocean on three sides, with the Malahat and protected farmland to the north and west.
- Ottawa has room to grow. New suburbs keep going in at Barrhaven, Kanata, Orléans and beyond, so supply can keep up with demand.
- Demand keeps coming. People move to Victoria from across Canada every year for the climate, the lifestyle and retirement.
Limited land plus steady demand is why Victoria has a strong long-term track record of appreciation, and why we expect prices to keep rising over time. No one can promise where the market goes in any single year, but constrained supply has historically worked in Victoria owners' favour.
How Ottawa buyers make the numbers work
- Look at the West Shore. Langford, Colwood and View Royal offer newer homes for less, and they're closest to CFB Esquimalt.
- Consider a townhouse or a home with a suite. A legal suite can help carry the mortgage.
- Buy on value. Harrison's appraisal background means we can show you exactly how a home's price compares to recent sales before you offer.
- Retirees: many sell a paid-off Ottawa house and buy a Victoria condo or townhouse with little or no mortgage.
Posted to Esquimalt, or transferring with government
CFB Esquimalt is the navy's Pacific home port, with roughly 4,400 military members and 2,800 civilian staff at last count, and Victoria is also BC's capital. So a lot of moves from Ottawa come with a posting message or a transfer letter. (Wikipedia)
If you're military (CAF)
- Your relocation runs through the CF Integrated Relocation Program. Read your entitlements before you start looking, so you know what the house-hunting trip and move will cover.
- Posting season moves fast. Summer is busy here too. We can start sending listings and video walkthroughs as soon as you have your message, so your house-hunting trip is spent on homes that already fit.
- Live close to the base, or close to the life you want. Esquimalt and View Royal put you minutes from the dockyard and Naden. Colwood and Langford offer newer homes and more space, about 15 to 25 minutes away.
- Think about the next posting. We'll talk you through which homes tend to rent or resell easily if you're only here for a few years.
If you're a public servant
It's very common for federal public servants to move here and find work with the provincial government. Victoria is BC's capital, so the BC Public Service is headquartered here, and policy, program, finance and IT experience from Ottawa carries over well. We've seen plenty of people make the switch from a federal department to a provincial ministry and settle in for good.
- Check your relocation directive. Federal transfers usually fall under the National Joint Council Relocation Directive; provincial moves have their own policies.
- Remote job? If you're keeping your Ottawa job, check your manager is on board with the 3-hour time difference. A 9 a.m. Ottawa meeting is at 6 a.m. here.
- Downtown offices. Many federal and provincial offices are downtown or in Saanich, so James Bay, Fairfield, Fernwood and Saanich keep the commute short.
Life in a smaller capital
| Feels familiar | Feels different |
|---|---|
| A legislature at the centre of town, and Canada Day on its lawn | The ocean at the end of most streets |
| Pathways everywhere: trade the canal paths for the Galloping Goose and Lochside trails | Fewer national museums and big institutions; the Royal BC Museum is the main one |
| A government-and-university town, so plenty of people in the same line of work | Less French around you, and no Gatineau across the river |
| Easy bike commutes | Shorter ones: Victoria's average commute was 20.5 minutes in May 2024, the shortest of the eight cities Statistics Canada studied (source) |
Getting home to visit: Porter has run seasonal non-stop summer flights between Ottawa and Victoria, about 5 hours 20 minutes. The rest of the year, most trips connect through Vancouver, Calgary or Toronto. (Ottawa airport)
The paperwork when you arrive:
- Health coverage. Apply for BC's MSP when you arrive; it starts after the rest of that month plus two months. Ontario coverage in the gap is limited, so consider short-term private insurance. CAF members are covered federally and can skip this step for themselves, but not for their families. (BC Government)
- Driver's licence. Exchange your Ontario licence for a BC one through ICBC within 90 days. (ICBC)
- Your car. Out-of-province vehicles need a BC inspection before you can register and insure them with ICBC.
- Family doctor. Sign up with BC's Health Connect Registry.
Matching your Ottawa neighbourhood
| In Ottawa you love… | In Victoria, look at… | Why |
|---|---|---|
| The Glebe | Fairfield, Cook Street Village | Walkable main street, older homes, near a big park |
| Westboro | Oak Bay | Village shops, beaches, established family homes |
| Centretown or the ByWard Market | Downtown, James Bay | Condo living, walk to the legislature and harbour |
| Kanata, Barrhaven or Orléans | Langford, Colwood, Royal Bay | Newer suburbs, more space for the money |
| Manotick or a bigger lot in the country | North Saanich, Metchosin | Acreage, quiet roads, farms and ocean nearby |
| Being close to work at a base | Esquimalt, View Royal | Minutes from CFB Esquimalt |
Frequently asked questions
Is Victoria more expensive than Ottawa?
Yes. In September 2026 the benchmark single-family home was $1,280,100 in Victoria's core versus $705,100 in Ottawa, and condo apartments were $547,800 versus $380,800. Victoria's limited land and steady demand from across Canada have long supported its home values.
How much milder is Victoria's winter than Ottawa's?
Much milder. January highs average 9°C in Victoria versus −6°C in Ottawa, and Victoria gets about 33 cm of snow a year compared with 175 cm.
Where should I live if I'm posted to CFB Esquimalt?
Esquimalt and View Royal are minutes from the base. Colwood and Langford are 15 to 25 minutes away and offer newer homes and more space for the money.
Can I start house hunting before my posting or transfer date?
Yes. We can send listings, video walkthroughs and recent comparable sales as soon as you know you're coming, so your house-hunting trip is spent on homes that already fit.
Can federal public servants find government work in Victoria?
Yes, and it's very common. Victoria is BC's capital and home to the BC Public Service, so many people moving from Ottawa find work with the provincial government, along with federal offices and CFB Esquimalt.
Are there direct flights between Ottawa and Victoria?
Porter has run seasonal non-stop flights in summer, about 5 hours 20 minutes. Other times of year, most trips connect through Vancouver, Calgary or Toronto.
Is land transfer tax different in BC?
Only slightly. On a $1,280,100 home, Ontario's land transfer tax is about $22,075 and BC's property transfer tax is about $23,600.
Thinking about the move?
Whether it's a posting, a transfer or retirement, we'd be glad to help you plan it. Call or text Harrison at 778-966-1078 or Corey at 250-709-3753, or email harrison@caliberpropertygroup.ca. We're 3 hours behind Ottawa, so an evening call works well.
Prices last updated October 2026. Photos via Unsplash: Vlad D, Nathan Guan, Sharissa Johnson.