Edmonton’s top neighbourhoods

There’s more to this city than the West Ed Mall

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by

From the April 2015 issue of the magazine.

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Rooftop party in downtown Edmonton (Getty Images/Hero Images)

Rooftop party in downtown Edmonton (Getty Images/Hero Images)

Anyone who’s been or lived in Edmonton will tell you: the big West Ed Mall isn’t the city’s main attraction. “There’s so much more to Edmonton,” explains Mark Slobodan, realtor with RE/MAX Excellence. Considered the blue collar city of Alberta’s oil patch much of the wealth comes from tradespeople that work in the oil sands. But locals have known for years that the city has the distinction of being the centre of culture, government and education for the province of Alberta. The University of Alberta (UofA) makes it’s home here and the city’s famous nickname is “Canada’s Festival City”—an apt name given that Edmonton is known for its arts scene, most of which is centred around Whyte Avenue (otherwise known as 82nd Avenue).

Still, it would come as no surprise to local-Edmontonians to learn that the No. 1 ranked neighbourhoods were in a zone located in the northeast quadrant of the city, near the Rexall Centre—home of the Edmonton Oilers. The communities of Montrose and Newton were initially built just before World War II and the remnants of the solid, small bungalows can still be seen (and bought) throughout these neighbourhoods. But it’s the relatively large lots and the proximity to highways (just a stone’s throw from Yellowhead Trail and the Anthony Henday ring road) that make this an ideal place to buy and raise a family. Perhaps that’s why there’s been a flurry of activity recently with a large number of tear-downs and new-builds revitalizing the northern section of these communities.

Live chat: Romana King takes reader real estate questions »

Still, city planners continue to push for development in neighbourhoods closer to the downtown core—and this may be the reason why the No. 2 spot was taken by the southeastern neighbourhoods of Ritchie, Hazeldean and King Edward Park. “It’s the only area in the southeast to ride along the riverbank,” says Slobodan, “and anything in the riverbank valley commands top dollar.” But, being on the tail-end of the trendy side of 82nd Avenue also has its advantages: these communities haven’t appreciated in value as quickly as Belgravia, Queen Alexandra, and Garneau—all neighbourhoods in close proximity to the UofA and to the hip part of Whyte Avenue. Our experts feel there is still room for prices to appreciate in these Zone 17 neighbourhoods due, in part, to city officials rezoning places like King Edward Park for redevelopment. “City officials realized that they needed to redevelop and revitalize the downtown core and the only way to do that is to attract families back into the core,” explains Slobodan. “They started with King Edward Park, where they let development have a bit of a free rein.” That’s meant that first-time home buyers have been competing heavily with developers to snatch up the 700 to 800 square-foot bungalows priced, on average, at just under $423,000.

For those investors or home-buyers who want to be closer than a 15 to 25 minute drive to downtown, consider the No. 12 rated Zone 7, which consists of Inglewood, North Glenora, Westmount and Woodcroft neighbourhoods, with homes prices averaging $425,000. For homes that need a lot of updating go to Inglewood, says Slobodan. “This is a place known for original-owner occupied homes.” Part of the draw is that developers know that the lot sizes are large enough to knock down the old home and build four townhomes (known as a fourplex in Edmonton). “It’s a great area because it’s got very large backyards and lots and lots of tree coverage,” says Slobadan. But, in terms of quality, Inglewood is on the lower end. For higher-end homes—and prices—try North Glenora. “It’s a five minute drive north of Glenora, an area of the city where the old-money congregated and stayed.”

Yet, the push to redevelop the downtown core into a commercial and residential hot spot is anticipated to pull housing prices up, even if continued oil prices are low or stagnant. Just last year Edmonton Oiler’s owner, Daryl Katz, announced the development of the Stantec building—a 62-storey mixed use building that will house 1,700 employees of the engineering, planning and architecture firm, Stantec, as well as 33 floors of residential condo units. Considering the city’s push to develop and create a vibrant downtown core, anything in the urban northwest will be of value, says Slobodan.


Rank Rank Neighbourhood (Area) Neighbourhood (Area) Average price Average price Average price vs. area Neighbourhood price vs. metro district Neighbourhood price vs. greater city area Value grade Value grade 1-year price appreciation 5-year price appreciation Momentum grade Momentum grade Realtor grade Realtor grade
1 1 Montrose, Newton (Zone 6 District: NE) Montrose, Newton (Zone 6 District: NE) $271,289.00 $271,289.00 79.9% 61.7% 61.7% A A 11.2% 21.5% A A D D
2 2 Argyll, Avonmore, Hazeldean, King Edward Park, Ritchie (Zone 17 District: SE) Argyll, Avonmore, Hazeldean, King Edward Park, Ritchie (Zone 17 District: SE) $422,693.00 $422,693.00 106.8% 96.1% 96.1% D D 11.4% 35.8% A A B B
3 3 Blackburne, MacEwan, Richford (Zone 55 District: SW) Blackburne, MacEwan, Richford (Zone 55 District: SW) $477,223.00 $477,223.00 87.8% 108.5% 108.5% B B 5.1% 18.7% D D A A
4 4 Britannia/Youngstown, Canora, Grovenor, High Park, Jasper Place, Mayfield, McQueen (Zone 21 District: NW) Britannia/Youngstown, Canora, Grovenor, High Park, Jasper Place, Mayfield, McQueen (Zone 21 District: NW) $336,171.00 $336,171.00 89.2% 76.4% 76.4% A A 9.0% 18.7% B B C C
5 5 Stony Plain (Zone 91) Stony Plain (Zone 91) $380,255.00 $380,255.00 96.9% 86.5% 86.5% C C 5.1% 58.5% B B C C
6 6 Allendale, Belgravia, Empire Park, Garneau, Grandview Heights, Landsdowne, Lendrum Place, Malmo Plains, McKernan, Park Allen, Pleasant View, Queen Alexandra, Strathcona, Windsor Park (Zone 15 District: SW) Allendale, Belgravia, Empire Park, Garneau, Grandview Heights, Landsdowne, Lendrum Place, Malmo Plains, McKernan, Park Allen, Pleasant View, Queen Alexandra, Strathcona, Windsor Park (Zone 15 District: SW) $514,946.00 $514,946.00 94.8% 117.1% 117.1% D D 3.2% 23.1% C C A A
7 7 Dovercourt, Hagman East Ind, Prince Charles, Sherbrooks (Zone 4 District: NW) Dovercourt, Hagman East Ind, Prince Charles, Sherbrooks (Zone 4 District: NW) $317,126.00 $317,126.00 84.1% 72.1% 72.1% A A 5.2% 16.6% D D D D
8 8 Zone 22 District: West Zone 22 District: West $444,996.00 $444,996.00 87.8% 101.2% 101.2% B B 2.6% 19.0% D D B B
9 9 Bergman, Abbotsfield, Beacon Heights, Beverly Heights, Rundle Heights (Zone 23 District: NE) Bergman, Abbotsfield, Beacon Heights, Beverly Heights, Rundle Heights (Zone 23 District: NE) $307,820.00 $307,820.00 90.7% 70.0% 70.0% A A 9.1% 18.9% B B D D
10 10 St. Albert (Zone 41 District: St. Albert) St. Albert (Zone 41 District: St. Albert) $472,810.00 $472,810.00 87.0% 107.5% 107.5% B B 4.9% 15.5% D D B B
11 11 Alberta Avenue, Delton, Eastwood, Elmwood Park, Park Dale (Zone 5 District: Central Edmonton) Alberta Avenue, Delton, Eastwood, Elmwood Park, Park Dale (Zone 5 District: Central Edmonton) $253,135.00 $253,135.00 89.0% 57.6% 57.6% A A 8.8% 17.0% C C D D
12 12 Inglewood, North Glenora, Westmount, Woodcroft (Zone 7 District: NW) Inglewood, North Glenora, Westmount, Woodcroft (Zone 7 District: NW) $424,989.00 $424,989.00 112.7% 96.6% 96.6% D D 15.7% 19.7% A A C C
13 13 Windermere Estates (Zone 56 District: SW) Windermere Estates (Zone 56 District: SW) $608,260.00 $608,260.00 112.0% 138.3% 138.3% D D 4.9% 34.2% C C A A
14 14 Highlands, Edmonton Northlands, Virginia Park, Cromdale (Zone 9 District: NE) Highlands, Edmonton Northlands, Virginia Park, Cromdale (Zone 9 District: NE) $385,017.00 $385,017.00 113.4% 87.5% 87.5% D D 10.8% 21.7% A A C C
15 15 Capilano, Forest Heights, Fulton Place, Gold Bar, Terrace Heights, Millwoods (Zone 19 District: SE) Capilano, Forest Heights, Fulton Place, Gold Bar, Terrace Heights, Millwoods (Zone 19 District: SE) $425,231.00 $425,231.00 107.4% 96.7% 96.7% D D 5.6% 21.9% B B B B
16 16 Bisset, Crawford Plains, Daly Grove, Ekota, Greenview, Hillview, Jackson Heights, Kameyosek, Kiniski Gardens, Lee Ridge, Menisa, Mayokumin, Meyonohk, Michaels Park, Millwoods Park, Minchau, Pollard Meadows, Richfield, Sakaw, Satoo, Tawa, Tipaskan, Tweddle Place, Weinlos (Zone 29 District: SE) Bisset, Crawford Plains, Daly Grove, Ekota, Greenview, Hillview, Jackson Heights, Kameyosek, Kiniski Gardens, Lee Ridge, Menisa, Mayokumin, Meyonohk, Michaels Park, Millwoods Park, Minchau, Pollard Meadows, Richfield, Sakaw, Satoo, Tawa, Tipaskan, Tweddle Place, Weinlos (Zone 29 District: SE) $352,639.00 $352,639.00 89.1% 80.2% 80.2% A A 5.4% 14.9% D D C C
17 17 Bonnie Doon, Cloverdale, Holyrood, Idlewylde, Kenilworth, Ottwell, Strathearn (Zone 18 District: SE) Bonnie Doon, Cloverdale, Holyrood, Idlewylde, Kenilworth, Ottwell, Strathearn (Zone 18 District: SE) $431,477.00 $431,477.00 109.0% 98.1% 98.1% D D 6.9% 21.4% B B C C
18 18 Baranow, Bataryn, Beaumaris, Caenarvon, Canossa, Carlisle, Carlton, Chambery, Cumberland, Dunluse, Elisnore, Hudson, Lorelei, Oxford, Palisades, Pembina, Rapperswill, Rural NW (Zone 27 District: NW) Baranow, Bataryn, Beaumaris, Caenarvon, Canossa, Carlisle, Carlton, Chambery, Cumberland, Dunluse, Elisnore, Hudson, Lorelei, Oxford, Palisades, Pembina, Rapperswill, Rural NW (Zone 27 District: NW) $417,028.00 $417,028.00 110.6% 94.8% 94.8% D D 10.8% 16.4% C C C C
19 19 Central McDougall, Edmonton Municipal, Prince Rupert, Queen Mary Park, Spruce Avenue, Westwood, Yellowhead Corridor (Zone 8 District: Central Edmonton) Central McDougall, Edmonton Municipal, Prince Rupert, Queen Mary Park, Spruce Avenue, Westwood, Yellowhead Corridor (Zone 8 District: Central Edmonton) $343,755.00 $343,755.00 120.9% 78.2% 78.2% D D 14.8% 23.7% A A D D
20 20 Aspen Gardens, Royal Gardens, Rideau Park, Duggan, Greenfield, Westbrook Estate, Sweet Grass, Blue Quill, Blue Quill Estates, Steihauer, Erminskin, Skyrattler, Keheewin, Twin Brooks, Bearspaw (Zone 16 District: SW) Aspen Gardens, Royal Gardens, Rideau Park, Duggan, Greenfield, Westbrook Estate, Sweet Grass, Blue Quill, Blue Quill Estates, Steihauer, Erminskin, Skyrattler, Keheewin, Twin Brooks, Bearspaw (Zone 16 District: SW) $487,385.00 $487,385.00 89.7% 110.8% 110.8% C C 7.4% 14.8% D D C C
21 21 Sherwood Park (Zone 25 District: Sherwood Park) Sherwood Park (Zone 25 District: Sherwood Park) $458,562.00 $458,562.00 100.0% 104.3% 104.3% D D 4.6% 14.7% D D A A
22 22 Kirkness, Fraser, Hairsine, Clareview Campus, Bannerman, Sifton Park, Belmount, Kernohan, Homesteader, Overlanders, Canon Ridge (Zone 35 District: NE) Kirkness, Fraser, Hairsine, Clareview Campus, Bannerman, Sifton Park, Belmount, Kernohan, Homesteader, Overlanders, Canon Ridge (Zone 35 District: NE) $343,636.00 $343,636.00 101.2% 78.1% 78.1% C C 6.5% 15.6% D D D D
23 23 Evansale, Northmount, Glengarry, Kilkenny, Kildare, Delwood, McLeod, York, Cassleman, Miller, Balwin, Belvedere, Killarney, Elmwood Park, Delton (Zone 2 District: NE) Evansale, Northmount, Glengarry, Kilkenny, Kildare, Delwood, McLeod, York, Cassleman, Miller, Balwin, Belvedere, Killarney, Elmwood Park, Delton (Zone 2 District: NE) $330,935.00 $330,935.00 97.5% 75.2% 75.2% B B 8.4% 13.5% D D D D
24 24 Zone 20 District: West Zone 20 District: West $463,770.00 $463,770.00 91.5% 105.4% 105.4% C C 0.8% 16.0% D D B B
25 25 Zone 53 District: SE Zone 53 District: SE $451,496.00 $451,496.00 114.1% 102.7% 102.7% D D 6.5% 14.1% D D B B
26 26 Spruce Grove (Zone 91) Spruce Grove (Zone 91) $404,651.00 $404,651.00 103.1% 92.0% 92.0% D D 5.6% 5.6% D D C C
27 27 Zone 58 District: West) Zone 58 District: West) $457,714.00 $457,714.00 90.3% 104.1% 104.1% C C 1.8% 13.2% D D B B
28 28 Zone 10 District: West Zone 10 District: West $674,583.00 $674,583.00 133.1% 153.4% 153.4% D D 2.0% 27.6% D D A A
29 29 Zone 22 District: NW Zone 22 District: NW $444,996.00 $444,996.00 118.0% 101.2% 101.2% D D 2.6% 19.0% D D C C
30 30 DT, Oliver, Rossdale (Zone 12 District: Central Edmonton) DT, Oliver, Rossdale (Zone 12 District: Central Edmonton) $625,750.00 $625,750.00 220.0% 142.3% 142.3% D D 24.3% 16.1% B B B B
31 31 Larkspur, The Meadows, Silver Berry, Wildrose (Zone 30 District: SE) Larkspur, The Meadows, Silver Berry, Wildrose (Zone 30 District: SE) $403,564.00 $403,564.00 101.9% 91.8% 91.8% C C 2.2% 12.4% D D B B
32 32 Zone 10 District: NW Zone 10 District: NW $674,583.00 $674,583.00 178.9% 153.4% 153.4% D D 2.0% 27.6% D D A A
33 33 Brander Gardens, Brookside, Buylea Heights, Carter Crest, Falconer Heights, Haddow, Henderson Estates, Hodgson, Leger, Ogilvie Ridge (Zone 14 District: SW) Brander Gardens, Brookside, Buylea Heights, Carter Crest, Falconer Heights, Haddow, Henderson Estates, Hodgson, Leger, Ogilvie Ridge (Zone 14 District: SW) $582,610.00 $582,610.00 107.2% 132.5% 132.5% D D 2.1% 13.3% D D B B
34 34 North Swale, Matt Bery, Hollick Kenyon, Brintnell (Zone 3 District: NE) North Swale, Matt Bery, Hollick Kenyon, Brintnell (Zone 3 District: NE) $421,492.00 $421,492.00 124.1% 95.8% 95.8% D D 6.5% 14.8% D D C C
35 35 Zone 20 District: NW Zone 20 District: NW $463,770.00 $463,770.00 123.0% 105.4% 105.4% D D 0.8% 16.0% D D B B
36 36 Zone 58 District: NW Zone 58 District: NW $457,714.00 $457,714.00 121.4% 104.1% 104.1% D D 1.8% 13.2% D D B B
37 37 Ozerna, Mayliewan, Belle River, Eaux Claire, Schonsee, Klarvatten, Lago Lindo, Crystallina Nera, Joviz (Zone 28 District: NE) Ozerna, Mayliewan, Belle River, Eaux Claire, Schonsee, Klarvatten, Lago Lindo, Crystallina Nera, Joviz (Zone 28 District: NE) $405,670.00 $405,670.00 119.5% 92.2% 92.2% D D 3.0% 7.4% D D C C
38 38 Zone 11 District: West Zone 11 District: West $692,157.00 $692,157.00 136.6% 157.4% 157.4% D D 0.6% 15.8% D D B B
39 39 Athlone, Calder, Kensington, Lauderdale, Rosslyn, Wellington (Zone 11 District: NW) Athlone, Calder, Kensington, Lauderdale, Rosslyn, Wellington (Zone 11 District: NW) $692,157.00 $692,157.00 183.6% 157.4% 157.4% D D 0.6% 15.8% D D B B
40 40 Boyle Street, McCauley, Riverdale (Zone 13 District: Central Edmonton) Boyle Street, McCauley, Riverdale (Zone 13 District: Central Edmonton) $304,375.00 $304,375.00 107.0% 69.2% 69.2% C C -17.6% 8.6% D D D D




When ranking the top neighbourhoods not all metrics were weighted equally. Read our full methodology.
We would like to thank national licensed real estate brokerage Zoocasa for making its experienced realtors available for our expert panel.

 

4 comments on “Edmonton’s top neighbourhoods

  1. There is no way that the Athlone, Calder, Kensington district could be listed over $600,000. The numbers happen to be the same numbers as the previous district in the list and so it’s obviously a major error. It should be closer to $300,000.

    Reply

  2. Interesting article, one big error though: the paragraph about Inglewood, North Glenora, etc. calls that the number 3 ranked area, but in the data table it shows up as number 12.

    Reply

  3. The data isn’t correct regarding #1 Montrose/Newton unless your metric is ‘cheap’. It’s not an appreciating neighborhood for various reasons like access, demographic and lot size. Last year’s report was much more accurate.

    Reply

    • Hi Investor:
      Thanks for commenting. Our metric isn’t cheap. But I do think that neighbourhoods on the cusp of being updated (read: gentrified) are definitely going to rank higher. In Toronto we have equivalent neighbourhoods. Places where homes are old and smaller than homes built by today’s standards. Newton and Montrose offer these homes at great value. In other words the price point to get into the market is cheaper than surrounding neighbourhoods but there’s already evidence that the neighbourhood is appreciating (and not just in the last year but over the last five years). Our aim is to find those neighbourhoods that are great value now and with strong momentum for near-future appreciation. No doubt about it: The redevelopment (read: tear down and build new) is certainly pulling prices up and causing the appreciation numbers to go up but that’s how neighbourhood values appreciate. Someone comes in and starts building new and eventually even the crummiest homes are worth more. Thank you, though, for taking the time to give us your insight. It helps us evaluate our methodology.
      Romana

      Reply

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