How Much Does an ADU or Laneway House Cost in Greater Victoria - 2025?

In the Greater Victoria area, secondary suites are known by many names—accessory dwelling units (ADUs), laneway houses, garden suites, carriage houses, guest cottages, and more. Regardless of the label, the idea is the same: create a functional, independent living space on your property that can serve as extra rental income, a private retreat for visiting family and friends, or multi-generational housing.

If you’ve been asking, “How much does an ADU or laneway house cost in Greater Victoria in 2025?” this guide is for you. At Stillwater, we pride ourselves on helping homeowners transform their properties with skill, creativity, and transparency. Below, we’ll cover the average costs of these types of dwellings, discuss factors that influence pricing, and break down various ADU styles so you can make an informed decision.

The Average Cost of a Greater Victoria ADU or Laneway House

Typical Price Range

Building an ADU, laneway house, or similar secondary suite in Greater Victoria generally runs between $150,000 and $400,000+ (CAD). This wide range reflects differences in:

• Size: Smaller units often cost less, while more spacious, feature-rich builds drive costs upward.
• Design & Finishes: A straightforward design with basic materials might keep you around the lower end, whereas custom layouts and premium finishes can push you toward the higher end.
• Regulations: Different municipalities—such as Victoria, Saanich, Oak Bay, or Langford—have varying permit fees and bylaws that can affect costs.

Cost Per Square Foot

A common benchmark for construction costs is price per square foot. In the Greater Victoria market, this typically starts around $350 and can exceed $500 per square foot. For instance:

• A 500 sq. ft. laneway house might cost $175,000 to $250,000.
  
  
• A 1,000 sq. ft. carriage house could range from $350,000 to $500,000+.

Remember that these figures often include core construction and basic utilities, but premium materials (like custom millwork, in floor hydronic heating, luxury appliances or smart home technology) can lift your total investment substantially.

Types of ADUs in Greater Victoria

While the term “ADU” is all-encompassing, there are several types of secondary suites you might consider for your property. Below, we highlight the most popular variations and their associated cost ranges.

1. Victoria Garage Conversion or Carriage House Pricing

• Estimated Cost: $100,000 – $300,000
• Overview: Converting an existing garage or building a standalone carriage house can be cost-effective if the structure is in good condition. You’ll typically need to add or upgrade:
  • Insulation and drywall
  • Electrical and plumbing
  • Flooring and windows
  • Structural engineering requirements
• Pros & Cons: Leveraging an existing foundation can save money, but expect to allocate funds for meeting building code requirements—especially if you’re adding a bathroom or a kitchenette.

2. Victoria Garden Suite or Laneway House Pricing

• Estimated Cost: $150,000 – $450,000+
• Overview: A garden suite or laneway house is a standalone unit, often built in a backyard or along a lane (common in some neighbourhoods). These typically include:
  • A small kitchen or kitchenette
  • One or two bedrooms and/or living space
  • A bathroom (sometimes two, if the design is larger)
• Pros & Cons: A brand-new structure allows you to customize layout, energy efficiency, and aesthetic appeal. However, you’ll need to factor in the cost of a foundation and potentially more extensive site work.

3. Victoria Mother-in-Law Suite Pricing

• Estimated Cost: $140,000 – $300,000
• Overview: A mother-in-law suite may be attached to the primary home or standalone. It usually focuses on providing a comfortable living area with:
  • En-suite bathroom
  • Bedroom or studio-style space
  • Accessibility features (e.g., ramps, wider hallways) if needed
• Pros & Cons: Great for multi-generational living or long-term guests. Adding accessibility features can raise initial costs but is an investment in future-proofing your home.

4. Victoria Guest Cottage Pricing

• Estimated Cost: $125,000 – $450,000+
• Overview: A guest cottage is essentially a cozy standalone unit designed to host visiting friends, family, or short-term renters. Depending on your vision, it may include:
  • A bedroom (or loft sleeping area)
  • A full or partial kitchen
  • Bathroom with shower
  • Optional living/dining space
• Pros & Cons: Offers private accommodations for guests or tenants. If you plan to rent it out (short or long term), local zoning regulations and licensing requirements may apply.

5. Victoria Pool House Pricing

• Estimated Cost: $120,000 – $300,000
• Overview: If you have a pool or are planning one, a pool house could double as a small ADU with:
  • Changing area and bathroom
  • Kitchenette or bar for entertaining
  • Storage for pool equipment
• Pros & Cons: A pool house can serve dual functions—entertainment hub and overflow guest space. Extra amenities like retractable glass doors or a large deck will raise the price but can enhance the property’s overall appeal.

Greater Victoria Secondary Suites Cost By Area

Victoria Secondary Suite Cost

Laneway houses and garden suites are particularly popular in the City of Victoria, thanks to the city’s push for increased density and vibrant urban living. Typical ADU costs here range from $180,000 to $500,000+, influenced by premium materials and strict local design standards. Many homeowners focus on creating stylish, compact units that can serve as rental suites or comfortable retreats for visiting relatives.

North Saanich Secondary Suite Cost

In North Saanich, larger properties lend themselves well to detached carriage houses or spacious guest cottages. ADU builds here often start around $200,000, climbing to $450,000+ if you’re adding luxury features or eco-friendly materials. Residents prize privacy and scenic surroundings, making well-landscaped garden suites an appealing option.

Sidney Secondary Suite Cost

Sidney’s coastal ambiance makes small-scale guest cottages and laneway homes a popular choice for homeowners who want to capitalize on the town’s walkable charm. Expect to invest anywhere from $170,000 to $400,000, depending on whether you opt for a cozy studio or a full, multi-room layout. Many property owners use these ADUs to host seasonal visitors or generate extra rental income in a thriving tourist destination.

Central Saanich Secondary Suite Cost

Central Saanich’s blend of farmland and suburban settings often inspires carriage houses and garden suites tailored to multi-generational living. Builds here generally range from $180,000 to $400,000, reflecting the area’s mix of rural land parcels and conventional suburban lots. Homeowners frequently prioritize extra storage or workshop space alongside comfortable living quarters, making for highly functional ADU designs.

Saanich Secondary Suite Cost

With its diverse neighbourhoods, Saanich sees everything from garage conversions in more urban pockets to spacious detached ADUs on larger lots. Construction costs typically fall in the $160,000 to $400,000+ range, influenced by design complexity and local zoning requirements. Many families opt for mother-in-law suites to accommodate multiple generations under one roof while preserving independence.

Oak Bay Secondary Suite Cost

Oak Bay’s character homes and strict bylaws often mean high-end carriage houses or elegant laneway suites are the norm. ADUs in Oak Bay typically cost between $200,000 and $450,000+, given the premium placed on maintaining the neighbourhood’s upscale aesthetic. Although these projects can be more expensive, the return on investment is often significant due to the area’s strong property values.

Vic West Secondary Suite Cost

Vic West’s proximity to downtown Victoria makes compact garden suites and laneway houses a favorite among homeowners seeking rental income or extra living space. Budgets generally range from $170,000 to $350,000, although custom finishes and modern designs can push costs higher. Many property owners here value contemporary architecture that complements the neighbourhood’s evolving urban landscape.

Uplands Secondary Suite Cost

Uplands is known for its large lots and stately homes, which lends itself to expansive carriage houses or separate guest cottages that maintain the area’s prestigious character. Projects here often begin around $250,000, with some reaching $500,000+ depending on luxe features. Homeowners typically invest in top-tier materials and landscaping to ensure the ADU seamlessly integrates with the property’s existing grandeur.

Esquimalt Secondary Suite Cost

Esquimalt’s waterfront appeal and growing housing market make laneway houses and garage conversions quite popular. Costs hover around $160,000 to $375,000, influenced by local permit processes and the desire for ocean-view enhancements. Homeowners frequently build smaller, efficient ADUs to offset rising property taxes with rental income or accommodate extended family.

View Royal Secondary Suite Cost

View Royal offers a mix of suburban and semi-rural parcels where garden suites or pool houses are increasingly common. Expect ADU prices to land between $170,000 and $375,000 depending on landscaping needs and waterfront considerations. Many homeowners here prioritize designs that maximize outdoor living space, given the area’s natural scenery and proximity to parks.

Colwood Secondary Suite Cost

Colwood’s development-friendly atmosphere and larger lots make detached ADUs and mother-in-law suites popular, especially for multi-generational families. The typical range is $180,000 to $400,000+, with some variance based on how modern or luxurious the finishes are. Proximity to Royal Roads University also encourages some homeowners to invest in rental-ready ADUs for students or visiting faculty.

Highlands Secondary Suite Cost

The Highlands region features rugged terrain and expansive properties, suiting rustic guest cottages or carriage houses designed to blend into the natural environment. Costs here typically start around $200,000 and can exceed $450,000 due to the additional land preparation and unique architectural elements that handle steep or forested lots. Many residents prioritize eco-friendly materials and off-grid features to align with the Highlands’ rural, conservation-focused ethos.

Langford Secondary Suite Cost

Langford’s rapid growth and relatively flexible zoning make laneway houses and garage conversions a common sight. ADU budgets typically range from $160,000 to $375,000, though well-appointed builds can exceed that. With ongoing development and infrastructure improvements, many homeowners see a strong return on investment for short-term or long-term rentals.

Metchosin Secondary Suite Cost

In Metchosin, spacious carriage houses and farm-styled ADUs fit well with the community’s rural character. Construction costs usually fall between $180,000 and $400,000, reflecting both the potential need for significant land preparation and the popularity of robust, farmhouse-inspired designs. Homeowners here often incorporate extra storage or workshop areas to complement agricultural or equestrian activities.

Sooke Secondary Suite Cost

Sooke’s laid-back coastal vibe lends itself to detached guest cottages and multi-purpose laneway houses. You can expect costs to range from $170,000 to $350,000, influenced by local contractors and the extent of oceanfront views or outdoor living areas you include. Many property owners capitalize on short-term vacation rentals, given Sooke’s popularity with nature enthusiasts and tourists.

East Sooke Secondary Suite Cost

East Sooke’s more secluded landscapes are perfect for self-contained garden suites or rustic, woodsy carriage houses. ADU prices here often start around $180,000, reaching $400,000+ for larger footprints or custom finishes like cedar cladding. Because the region is known for its scenic trails and waterfront properties, many homeowners prioritize designs that capture natural light and offer easy access to outdoor amenities.

Malahat Secondary Suite Cost

Steep terrain and sweeping vistas define Malahat, where elevated carriage houses or view-oriented ADUs are popular. Costs typically lie between $200,000 and $450,000, factoring in engineering and foundation work that may be necessary for hillside builds. Many residents capitalize on panoramic window designs to showcase the area’s forest and ocean views, which can add both expense and long-term value.

Shawnigan Lake Secondary Suite Cost

Shawnigan Lake’s waterside appeal makes guest cottages and pool houses common choices, especially for hosting vacationers. Projects typically run from $170,000 to $400,000, influenced by the desire for large decks, docks, or premium finishes that stand up to lakefront weather. Homeowners often place emphasis on easy indoor-outdoor living spaces, given the community’s strong lake culture.

Mill Bay Secondary Suite Cost

Mill Bay’s growing population and scenic marina area have driven interest in laneway houses and mother-in-law suites that fit both rental and family needs. Costs generally range from $160,000 to $380,000, with more elaborate builds featuring top-tier appliances or waterfront views running higher. Many residents appreciate the convenience of a secondary suite for visiting relatives or as a potential long-term rental to offset mortgage costs.

Jordan River Secondary Suite Cost

Jordan River’s serene coastal setting is ideal for small-scale guest cottages designed as weekend getaways or short-term rentals. Expect to budget $150,000 to $350,000 depending on the difficulty of accessing utilities and the extent of weatherproofing needed for oceanfront properties. Homeowners often focus on compact, modern designs that take advantage of unobstructed water views and blend seamlessly with the rugged shoreline.

Port Renfrew Secondary Suite Cost

Port Renfrew is renowned for its proximity to old-growth forests and stunning beaches, making rustic cabins and eco-friendly ADUs a popular choice. Builds often range from $160,000 to $375,000, reflecting challenges with site preparation and an emphasis on durable, weather-resistant materials. Many owners use their ADUs as short-term rentals or fishing lodges, catering to the area’s booming ecotourism and surf scene.

Southern Gulf Islands Secondary Suite Cost

On the Southern Gulf Islands (such as Salt Spring or Pender Island), small cottage-style ADUs or creative carriage houses cater to island living and limited development space. Construction costs typically span $180,000 to $400,000+, influenced by ferry access for materials and trades, as well as island-specific building regulations. Many residents prioritize sustainability, integrating features like rainwater harvesting and solar power to maintain harmony with the islands’ eco-conscious culture.

Key Cost Factors in Greater Victoria

Size & Layout

Bigger units demand more materials and labour, and complex designs (multi-levels, vaulted ceilings) can drive up costs significantly.

Design Complexity

Custom architecture, modern open-concept designs, and premium features (e.g., skylights, floor-to-ceiling windows) add to both labour and materials.

Material & Finishes

High-end or eco-friendly finishes—like quartz countertops, engineered hardwood, and smart home systems—can elevate your budget. While they add value, it’s important to match your materials to your overall project scope.

Permits & Municipal Fees

Each municipality within Greater Victoria has its own permit process. Basic permit fees can start in the low thousands and climb past $15,000 depending on the scope. Always confirm the exact fees and regulations for your specific area.

Utilities

Installing or upgrading water, sewer, electrical, and gas lines can add $10,000 to $30,000+. If you’re adding a separate HVAC system, factor in the cost of heat pumps or high-efficiency furnaces.

Land Preparation

Uneven or rocky terrain can inflate costs due to grading, excavation, or retaining walls. If you have mature trees that need to be removed or protected, account for arborist and landscaping fees.

Labour

Quality craftsmanship in Greater Victoria comes at a premium, reflecting a strong demand for skilled trades. Experienced professionals help prevent costly errors in the long run.

Appliances

Outfitting a separate kitchen or laundry adds to the overall price. Premium brands or energy-efficient models can mean an upfront investment that might pay off in reduced utility bills down the line.

Location & Neighbourhood

Higher-end areas like Oak Bay, Fairfield, or Cordova Bay can command steeper construction costs due to stricter aesthetics or architectural guidelines, as well as higher demand for skilled labour.

Timeline

Rushing a project often incurs overtime or additional crews. At Stillwater, our goal is to optimize efficiency, not just speed—balancing top-quality workmanship with a realistic schedule.

ROI for ADUs and Secondary Suites in Greater Victoria

In a region with high housing demand and constrained space, an ADU can significantly increase your property’s value and appeal. Beyond offering extra living space for multi-generational families or short-term rentals, a well-designed ADU or laneway house can:

• Generate Passive Income: Use it for long-term tenants or vacation rentals (where permitted).
• Enhance Resale Value: Properties with legal, high-quality secondary suites often command higher prices.

Adapt to Changing Needs: Families grow, lifestyles shift—an ADU offers flexibility without requiring a major move.

Why Choose Stillwater for Your Secondary Suite Project?

At Stillwater, we understand that creating a dream ADU or laneway house starts with a strong, trusted partnership. When you're ready to build your custom accessory dwelling unit in Greater Victoria, we bring our expertise, innovative design, and transparent project management to every step of the process. Here's why working with us will make all the difference:

Expertise and Local Knowledge

Start to Finish Approach

Personalized Service

Quality Craftsmanship

Transparent Pricing and Process

Innovative Solutions

Ready to Explore Your ADU or Garden Suite Project?

A thoughtfully designed ADU, laneway house, garden suite, guest cottage, or carriage house can be a game-changer for homeowners seeking to maximize both space and property value. By understanding the key cost drivers and local requirements, you’ll be well on your way to making a smart, confident investment.

Whether you’re looking to host a family, generate rental income, or simply expand your home’s functionality, Stillwater can help make your vision a reality. Contact us today to begin planning your Greater Victoria ADU or laneway house project and discover how we can bring your dream to life—on time, on budget, and with exceptional attention to detail.