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edmonton communities research

August 08, 2025

what are criteria in researching communities

  • what are nearby amenities, attractions?

  • when was the houses were commonly built?

  • what are the common building type?

  • what are the zoning regulations? does zoning regulations allows more units per lot?

  • what is the population? what is the population growth?

  • what is the average income in the area?

  • what is the crime rate?

  • what are the rentals supply/demand in the communities?

  • what are the average rents?

  • is it A, B, C, D neighborhood?

  • what are the long-term potential appreciation compared to current returns and cashflow?

  • what is average house prices?

  • what real estate investment strategies could work for this neighborhood?

  • edmonton communities

  • what’s the prompt for AI to get more information on the communities?

  • you’re an expert in realestate investing, give me detailed outline on the Britannia neighborhood in Edmonton with the following questions:
    • what are nearby amenities, attractions?
    • when was the houses were commonly built?
    • what are the common building type?
    • what are the zoning regulations? does zoning regulations allows more units per lot?
    • what is the population? what is the population growth?
    • what is the average income in the area?
    • what is the crime rate?
    • what are the rentals supply/demand in the communities?
    • what are the average rents?
    • is it A, B, C, D neighborhood?
    • what are the long-term potential appreciation compared to current returns and cashflow?
    • what is average house prices?
    • what real estate investment strategies could work for this neighborhood?
  • stay away from 5 blocks of 132 Ave (stay away from the train tracks)

Oliver

Garneau

Westmount

Jasper place

Glenora place

Callingwood

Terrace heights

Ottewell

Kensington

Glengarry

Mill Woods

Ellerslie

Here’s a comprehensive investor‑style neighborhood outline for Ellerslie in southeast Edmonton, based on the latest publicly available data (~2019–2025):

✅ 1. Nearby amenities & attractions

  • Several small parks and pathway networks throughout the community (City of Edmonton)
  • Nearby Summerside and Walker Park, local playgrounds, and the former Ellerslie Rugby Park (closed 2022) (Wikipedia)
  • Commercial nodes along Ellerslie Road and 91 Street provide grocery stores, banks, fast food, small restaurants, and proximity to South Edmonton and Windermere shopping areas (AreaVibes)

🏗️ 2. When houses were built & common building types

  • Community planned in early‑2000s; rapid residential development followed, mostly completed by mid‑2010s (City of Edmonton)
  • Building types: ~60–66% single‑family detached; ~20% row/semi‑detached/duplex; ~12–15% townhouses; low‑rise apartments ~5–12% (Gimme-Shelter)

📐 3. Zoning and density (units per lot)

  • Based on Edmonton’s Area Structure Plan and Neighbourhood Structure Plan, zoning supports low to medium density: R‑1 (single detached), R‑2/R‑3 (semi, duplex) and R TH / R AD for townhouses/apartments in specific nodes.
  • Most lots are single‑detached; townhome/duplex zones allow multiple units per lot in designated blocks. Opportunities exist in re‑zoning older lots for infill, but majority built-out under original zoning plan (City of Edmonton, Wikipedia)

🧍 4. Population & growth

  • 2012 municipal census: 5,566 residents, 5.7 % growth since 2009 (Wikipedia)
  • Broader Ellerslie area (including Orchards, Summerside) had ~8,400 residents by 2019 across ~3,000 dwellings (~2.49 km²) (Gimme-Shelter)

💰 5. Average income

  • Median household income ~C$106,400—~12% above Alberta average, and ~29% above national average (AreaVibes)

🚨 6. Crime rate

  • Overall crime ~11% lower than Edmonton average; raw rate ~5,695 per 100,000 people—though Edmonton averages are high in national terms (AreaVibes)

🏘️ 7. Rental supply & demand

  • Current rental listings in Ellerslie (~19–25 active units across types); mix of duplexes, townhouses, condos, basement suites, some single‑family rental houses (RentFaster.ca)
  • Demand seems modest but steady; many homeowners, but also families and professional renters nearby. Limited supply but data is partial.

💵 8. Average rents

According to RentFaster and Zumper:

  • Duplexes: avg ~$2,216 /mo (ranges ~$2,100–2,300)
  • Townhouses: avg ~$1,746 /mo (~1,525–1,850)
  • Condos/apartments: ~$1,573 /mo
  • Basements: ~$1,095–1,350 (~avg $1,222)
  • Houses: ~$2,275 for full single‑family rental (RentFaster.ca)

🏙️ 9. A/B/C/D Neighborhood Grade

  • Livability score ~66/100 (“Good”)
  • Amenities score D (few local amenities), crime grade D, cost of living A, employment A+, housing A, but schools D+ (AreaVibes)
  • Overall this suggests a B‑range neighborhood: strong housing, income, safety; limited walkable retail/schools.

📊 10. House prices & appreciation potential

  • Specific median sale price data not in public summary; market listed by some sources as “n/a” (AreaVibes)
  • Comparatively newer suburban southeast area, moderate‑to‑strong long‑term appeal tied to Windermere expansion, proximity to Anthony Henday, growing population.
  • Likely price growth in line with Edmonton suburban avg (~3–5% annually), with upside via infill or densification.

💡 11. Investment strategies

✅ A. Value-add / infill

  • Acquire older single‑family on standard lots and apply for rezoning/infill (duplex, townhome) to increase density and cashflow.

✅ B. New-build rental or townhomes

  • Develop small multi‑unit infill. New units in townhome form can command $1,700–2,200+/mo.

✅ C. Long‑term hold (buy & hold single family)

  • With median income and low vacancy rates, rent well. Stable moderate cashflow if leveraged.

✅ D. BRRRR strategy on basement suites

  • Purchase single-family, add legal basement rental suite; collect basement rent (~$1,200) while long-term tenants upstairs.

✅ E. Multi-family rental block

  • Invest in or develop low-rise apartment units in designated zones near transit corridors or commercial nodes.

📋 Summary Table

Topic Snapshot
Population (2019 est) ~8,400
Growth rate (2009–12) ~5.7 %
Housing stock ~60% detached, ~20% semi/row, ~12–15% townhouse, 5–12% apartments
Avg rent (townhouse) ~$1,750 /mo
Median income ~$106,400/year
Crime ~11% under city avg
Neighborhood grade B overall
Zoning Low to mid density; infill possible
Investment fit Infill, small multi-unit, hold & rent, BRRRR

🔍 Recommend next steps

  • Get updated MLS data for recent sold house prices (~2024–25).
  • Obtain City of Edmonton zoning maps and property-specific zoning to evaluate infill permissions.
  • Review transit access (future LRT plans) and commercial development pipeline in Ellerslie and Windermere.
  • Survey vacancy & rent listings over three months to validate demand.

Grovenor

Here’s a comprehensive investor‑style overview of Grovenor, a mature neighbourhood in west Edmonton, based on up‑to‑date data into mid‑2025:

🏙️ 1. Nearby amenities & attractions

  • MacKinnon Ravine lies just south of Grovenor, offering direct access to walking and cycling trails leading into the North Saskatchewan River Valley Park system (City of Edmonton).
  • Commercial services and shops are concentrated along Stony Plain Road and 149 Street, including cafes, restaurants, small clinics and boutique retail (City of Edmonton).
  • Nearby major attractions include Telus World of Science, Heritage Amphitheatre, Earth Sciences Museum, Clare Drake Arena — accessible within minutes to the east (AreaVibes).

🏗️ 2. Housing age & development timeline

  • Initial residential development began around 1907–1910, with many early homes built pre‑WWII, around 18% by 1945; most construction was completed by 1980 (Wikipedia).
  • Redevelopment and infill have continued in recent decades, especially along Stony Plain Road (City of Edmonton).

🏡 3. Common building types

  • Predominantly single‑detached homes (~88%), with duplexes (~9%) and row houses (~3%); almost 77% owner‑occupied, remainder rented (Wikipedia).

📐 4. Zoning and density opportunities

  • As a mature area, Grovenor is zoned for low‑density residential (single detached, duplex, low‑rise infill). Existing duplexes and low‑rise apartments reflect mid‑century in‑fill (City of Edmonton).
  • Rezoning older parcels for duplex or multi‑unit infill is possible, especially where redevelopment is allowed under the City’s Mature Neighbourhood Overlay.

👥 5. Population & growth

  • According to Edmonton’s municipal census: 2,362 residents in 2012, representing a 12% growth from 2009, at 2,567 people/km² in a 0.92 km² area (Wikipedia).
  • More recent data (mid‑2025) estimates population around 2,231—a slight decline or estimate variance; household mix: ~35% single persons, 58% families, 65% owners vs 35% renters (Wahi).

💰 6. Average household income

  • Median household income around C$104,000, ~10% above Alberta average (AreaVibes).
  • Another source estimates average household income ~C$146,800, reflecting likely newer or higher‑earning households as of mid‑2025 (Wahi).

🚨 7. Crime rate

  • Estimated total crime rate ~5,049 per 100,000, around 20% higher than Canada average, but still ~20% below Alberta average (AreaVibes).
  • Violent crime slightly lower than national average; chance of any crime ~1 in 20 annually (AreaVibes).

🏘️ 8. Rental supply & demand

  • Active rental listings remain limited: only a handful of apartments, basement units and townhouse rentals visible (e.g. 4 on Zillow) (Zillow).
  • Demand seems steady for small units given proximity to the core and ravine access; limited rental stock supports moderate demand.

💵 9. Average rents

  • Zumper average rent overall ~C$1,465/month:

  • HonestDoor estimates average rent ~C$2,668 (likely including houses/condos) as of July 2025 (HonestDoor).

🏘️ 10. Neighborhood Grade (A/B/C/D)

  • Livability rated ~86/100, strong on amenities, housing, employment; crime gets D+, cost of living B, overall housing A‑, schools and safety rated A+ by Areavibes also (AreaVibes).
  • Overall this positions Grovenor as a strong B‑grade to low‑A neighbourhood: established, mature, safe with slightly above average income and housing value.

📈 11. Average house prices & appreciation potential

  • Recent median sale price in 2021–22: ~C$400,000 (e.g. ~1,000 sq ft bungalow built in 1955) with individual sales from ~C$250k to C$1.15M (Schmidt Realty Group).
  • HonestDoor 2025 average price ~C$553,000, down ~1.8% from previous month, with ~$428/sq ft sale rate (HonestDoor).
  • Appreciation: Properties in Grovenor typically steady long‑term growth, buoyed by mature location, infill potential, and core‑area attraction; modest rental yields vs appreciation from price growth.

🧰 12. Investment strategies that fit Grovenor

✅ A. Infill / Build-Down

  • Convert older single‑family homes by adding legal basement suites or secondary units for rental income.

✅ B. Duplex / Triplex redevelopment

  • Acquire aging homes and subdivide or redevelop into duplex or small muti‑unit under mature neighbourhood guidelines—subject to zoning and overlay approvals.

✅ C. Buy‑and‑hold single-family

  • Higher‑income neighbourhood supports stable rental income (~C$2.6k for condos; lower for apartments). Good long‑term appreciation, modest cap rate.

✅ D. Small-scale condos or townhomes

  • Target infill parcels or redevelopment along Stony Plain Road corridors for low‑rise multi‑unit projects targeting professionals.

✅ E. Renovate and flip

  • Due to mix of older dwellings, cosmetic renovation and modernization can yield returns, especially if resale targets >C$550k.

📋 Summary Table

Topic Snapshot
Population (2025 est.) ~2,200–2,400
Growth (2009–12) ~12%
Housing stock ~88% single-detached, ~9% duplex, ~3% row-houses
Median income $104 k–146 k
Crime ~5,049/100k (low‑moderate), ~1 in 20 chance
Avg rent ~$1,100–2,300 (depending on type)
Housing values (2025) avg ~$553k; median ~$400k (2021)
Livability grade B‑ to A‑ overall
Zoning Low-density; infill possible under mature overlay

🔍 Recommended Next Steps

  1. Pull recent MLS sales (2023–25) for Grovenor for accurate median sale prices per dwelling type.
  2. Review City of Edmonton zoning maps, Mature Neighbourhood Overlay rules, and infill permitting processes.
  3. Pull Edmonton Police crime mapping for fine-grained trends in Grovenor (NextHome, City of Edmonton, Wikipedia, AreaVibes, Schmidt Realty Group, AreaVibes, Edmonton Police Service).
  4. Analyze rental market trends over the past 12 months from CMHC or rental platforms.

Belmead

Here’s a comprehensive investor-focused overview of Belmead, a mature west Edmonton neighbourhood, with detailed answers to your questions:

🏘️ 1. Nearby Amenities & Attractions

  • West Edmonton Mall, Canada’s largest mall, lies just east — less than 5 minutes away by car with major retail, entertainment, and restaurants nearby (Wikipedia).
  • Local parks, playgrounds, schools, and community league facilities are dispersed throughout the area, supporting family living (Wikipedia, City of Edmonton).
  • Easy access to Anthony Henday Drive (Highway 216) gives direct access to the Edmonton International Airport and southern parts of the city (Wikipedia).

🏗️ 2. Housing Age & Development Timeline

  • Development began in the 1960s (approx. 6.3% of units), followed by heavy growth in the 1970s (~60%) (Wikipedia).
  • Additional construction occurred through the 1980s (~19%) and 1990s (~13%), making it a largely mature residential area with most homes built by 1999 (Wikipedia).

🏡 3. Common Building Types

  • As per 2005 data: about 50% single‑detached houses, 36% row houses, 9–10% low-rise apartments, and ~5% duplex/triplex units (censusdocs.edmonton.ca).
  • Owner-occupancy stands at around 72%, with 28% rental units (Wikipedia).

📐 4. Zoning & Density Potential

  • Planned under the Belmead Neighbourhood Structure Plan (1981 ASP) with emphasis on efficient higher density vs surroundings, especially clustering multi-unit structures near transit corridors (City of Edmonton).
  • Predominantly low to medium density zoning (single detached, row housing, low-rise apartments); potential exists for infill redevelopment or multi‑unit conversions in specific zones, subject to City overlay rules.

👥 5. Population & Growth

  • 2012 municipal census recorded 4,603 residents in 1.28 km² — at ~3,596 per km², representing ~2.6% growth since 2009 (Wikipedia).
  • The 2019 estimate shows ~3,810 residents across ~1,450 dwellings (some variation in data sets) (Gimme-Shelter).
  • Broadly stable population, moderate turnover — typical mobility with ~10% moving in last year, ~18% in past 3 years (BeechWoolger).

💰 6. Average Household Income

  • Median household income ~C$83,500 (about 12% below Alberta average, slightly above national average) (AreaVibes).

🚨 7. Crime Rate

  • Overall crime rate 6,706 per 100,000 residents, approx. 5% higher than Edmonton average, and 59% above Canadian average (AreaVibes).
  • Personal risk estimated at 1 in 15 chance of being a victim annually (AreaVibes).

🏘️ 8. Rental Supply & Demand

  • Rental listings include a selection of apartments and row‑houses; Zumper lists about 25 active listings (mostly 2‑3 bed units) (Zumper - Apartments for Rent & Houses).
  • Demand steady but moderate—supportive of affordable workers/families rather than premium segments; rental supply adequate for this demographic.

💵 9. Average Rents

  • Average rent for 3-bedroom apartments about C$1,396/month (Zumper - Apartments for Rent & Houses).
  • Smaller units (1–2 bed) likely range from C$1,000–1,300/month, consistent with broader west‑end Edmonton pricing.

🏅 10. Neighborhood Grade

  • Livability score: 83/100 (considered exceptional) (HonestDoor, AreaVibes).
  • Housing described as “very affordable with above average appreciation potential” (AreaVibes).
  • However crime is a weakness, rated F-crime in Areavibes data. Cost of living is low (A), employment B, overall housing affordability good.
  • Grade: B‑range — affordable and family-oriented, but with elevated crime relative to city.

🏠 11. Average House Prices & Appreciation Potential

  • As of July 2025, 12 active listings, average asking price ~C$383,700, mean listing price ~$283/sq ft across ~1,271 sq ft homes (AreaVibes, edmontonhomes.ca).
  • Sale prices span ~C$110k to $700k, reflecting mix of condos, row-houses and detached homes (edmontonhomes.ca).
  • Historically appreciation is steady and moderate, with higher potential upside via row-house or townhouse conversions.
  • Good cash flow potential due to lower purchase prices and affordable rents yielding reasonable cap rates for investors.

🧰 12. Investment Strategies

A. Buy‑and‑Hold Detached or Row-Houses

  • Affordable entry (mid‑$300k), stable rental return (approx. $1,300–1,400/mo for 3-bed units) offers moderately positive cash flow.
  • Buying a detached or row‐home, renovating and adding a legal basement suite can boost rental income and value.

C. Small Multi‑unit or Townhouse Redevelopment

  • Under NSP and zoning, possible to acquire older units and redevelop into row housing or low-rise townhouses to increase density and yield.

D. Entry-level Rentals Targeting Young Families/Professionals

  • With average income below city average, lower‑cost 2‑3 bedroom rentals appeal to middle-income households, students, and entry workers.

📋 Summary Table

Topic Snapshot
Population (2019–12) ~3,800–4,600
Growth (2009–12) ~2.6%
Housing mix ~50% detached, 36% row houses, ~10% apartments
Median income C$83,500
Crime ~6,706/100k; ~1 in 15 personal risk
Avg rent (3‑bed apt) ~$1,396/mo
Listing price (2025 avg) $383,700 ($283/sq ft)
Neighborhood grade B‑ (livability high; crime relative weakness)
Zoning Low‑medium density; NSP allows multi‑unit near transit corridors

🎯 Recommended Next Steps

  1. Pull current MLS sales & rent comparables (2023–25) for updated price per housing type.
  2. Download Belmead Neighbourhood Structure Plan & zoning maps to explore redevelopment allowance and infill density.
  3. Assess local crime mapping via Edmonton Police Service for trends and hotspots.
  4. Track rental vacancy & average rent trends via CMHC or rental platforms over recent 12 months.

🎯 Final Thoughts

Belmead is a value-oriented, family-friendly neighbourhood with strong occupancy, affordable housing, and solid rental demand. While crime is elevated relative to city norms, residents benefit from close proximity to West Edmonton Mall, convenient transit routes, and a built environment supportive of infill redevelopment and density upgrades. For investors: good opportunity for cash flow entry, value‑add via suite conversions or row-house infill, and potential for moderate appreciation tied to mature west‑Edmonton growth dynamics.

Let me know if you’d like comparison to adjacent areas like La Perle or Elmwood, property-by-property rental yield models, or zoning parcel lookup data!

Kilkenny

Here’s an investor‑focused profile of Kilkenny, a mature northeast Edmonton neighbourhood, updated through mid‑2025:

🏙️ 1. Nearby Amenities & Attractions

  • Serviced by Londonderry Mall just south in Kildare, plus North Town Centre & Northgate Centre nearby. Also on-site Londonderry Fitness & Leisure Centre, playfields, and athletic grounds within Kilkenny (Wikipedia).
  • Parks include Kilkenny Park, G. Edmund Kelly Park, spray park, and well-connected school grounds (AreaVibes).

🏗️ 2. Housing Age & Development Timeline

  • Development largely occurred in the 1960s (≈51%) and 1970s (≈23%), with most build-out completed by 1990 (Wikipedia, City of Edmonton).

🏡 3. Common Building Types

  • Of all dwellings: ~60% single‑detached houses, ~30% low-rise apartments, and ~10% row houses; duplexes/triplexes negligible (<1%) (Wikipedia).
  • Owner‑occupancy ~62%, rental ~38% (Wikipedia).

📐 4. Zoning & Density Potential

  • Zoned for low to medium density residential. Dominated by single-family zoning, with pockets of row‑housing and low‑rise apartments.
  • Some potential exists for infill or small multi-unit redevelopments within the mature Londonderry overlay—but mass densification is limited without rezoning (Wikipedia).

👥 5. Population & Growth

  • 2012 municipal census: 5,715 residents in ~1.75 km², density 3,266/km². Population declined slightly (–1.9%) from 2009 (Wikipedia).
  • More recent estimates: ~4,500 residents in ~1,500 homes (Gimme Shelter) (Gimme-Shelter).
  • Growth is flat to moderate; mobility rates moderate: ~13% moved within 12 months and ~20% within 1–3 years (2005 data) (Wikipedia).

💰 6. Average Household Income

  • Median household income around C$72,571, ~12% below Canada average and ~23% below Alberta average (AreaVibes).

🚨 7. Crime Rate

  • Livability score: 67/100 (“Good”).
  • Crime rate: 7,661 per 100,000, about 20% higher than Edmonton average, 81% above national average. Risk of victimization: 1 in 14 annually (AreaVibes).

🏘️ 8. Rental Supply & Demand

  • Rental listings modest: Zillow shows only 3 current apartment listings, rents between C$1,339–1,779 (Zillow).
  • Zumper lists ~25 house rentals across adjacent areas, though few directly in Kilkenny; typical rents ~C$1,300–1,400 (Zumper - Apartments for Rent & Houses).

💵 9. Average Rents

  • Small apartments (1 bd) average ~C$1,340–1,360/month; larger units (3 bd) around C$1,780/month (Zillow, Zumper - Apartments for Rent & Houses).
  • Little data on row houses, but they are likely similar or slightly more.

🏅 10. Neighborhood Grade

  • Livability 67/100; amenities C, employment C+, cost of living A+, housing B+; crime rated F in Areavibes grading (AreaVibes).
  • Overall, Kilkenny is a C‑ or lower B‑grade area: affordable housing but higher crime and average incomes.

📈 11. Average House Prices & Appreciation Potential

  • MLS listings mid‑2025 show townhomes ~C$220k, single‑family homes C$399–435k; apartments as low as C$78–81k (Zillow, edmontonrealestate.pro).
  • Overall values remain entry-level relative to Edmonton norm; neighborhood offers modest appreciation but limited upside unless broader area revitalization occurs.

🧰 12. Investment Strategies

✅ A. Buy‑and‑Hold Entry-Level Rentals

  • Low acquisition costs (~C$400k) and rents ~C$1,300–1,780/mo offer moderate positive cash flow even with elevated risk from crime; good for affordable market tenants.

✅ B. BRRRR with Basement Suites

  • Legal suites in bungalows can raise total rent income, improving return in lower-priced homes.

✅ C. Small Infill or Row-House Redevelopment

  • Opportunities where row housing allowed; limited scale but could densify pockets within zoning provisions.

✅ D. Acquire & Renovate Value Properties

  • Cosmetic upgrades or modest renovation of aging apartments or townhomes could extract value for resale or rent bump.

📋 Summary Table

Topic Snapshot
Population (2012/est) ~5,715 → ~4,500
Growth (2009–12) –1.9%
Housing mix ~60% SFH, ~30% apartments, ~10% row houses
Median income ~C$72,600
Crime ~7,661/100k; personal risk 1/14
Avg rent (apt/3 bd) C$1,340–1,780/mo
Price range (2025) Apt ~C$80k; townhomes ~C$220k; houses ~C$400k
Neighborhood grade C to B‑
Zoning Low-medium density; limited infill

🎯 Recommended Next Steps

  1. Pull recent MLS sales and rent comps (2023–25) for price-to-rent cap yield insights.
  2. Examine City of Edmonton zoning maps and the Northmount/Londonderry plans to discover infill viability.
  3. Review EPS crime mapping portal for block-by-block trends and hotspots (Zumper - Apartments for Rent & Houses, Wikipedia, Wikipedia, AreaVibes, AreaVibes).
  4. Analyze vacancy & rent trends through CMHC or platform data for rental demand clarity.

🎯 Final Thoughts

Kilkenny presents a budget-friendly entry point for investors targeting stable rents and modest returns. While crime rates and below-average income dampen appeal, the low property prices combined with demand for affordable family housing create cash-flow opportunities. Best suited for investors interested in value-add via suites or renovations, or long-term hold in an affordable mature area with limited appreciation potential.

Let me know if you’d like comparisons with nearby NE mature neighbourhoods like Kildare or Evansdale, or help modeling yield scenarios!

Belvedere

Here’s a detailed real‑estate‑investing profile for Belvedere, a mature neighbourhood in northeast Edmonton:

1. Nearby Amenities & Attractions

  • Transit: Belvedere LRT station (Capital Line) with large park-and-ride (≈780 stalls) provides strong transit connectivity (nexthome.ca, Wikipedia).
  • Shopping: Londonderry Mall is just northwest at 137 Ave & 66 St in Kildare (Wikipedia). Commercial corridors along Fort Road and 66 St include retail and services (belvederecl.com).
  • Recreation & Landmarks: Community league facilities (hall, outdoor rink), plus historic Transit Hotel and a prominent brick smokestack visible from LRT (Wikipedia).

2. Housing Age & Common Types

  • Most construction occurred between 1946 and 1985, with over 90% of residences built in that era (Wikipedia).

  • Breakdown of dwelling types (approximate):

    • Apartments/low‑rise: ~45%
    • Single-family houses: ~42%
    • Duplexes: ~8%
    • Row houses: ~6% (Wikipedia).

3. Zoning & Density Potential

  • Located in a mature area sector, zoning is mostly traditional residential (R‑class). Edmonton zoning does permit secondary suites, duplex, row‑house, and some multi‑unit conversions depending on lot size and local overlays. You would need to consult the city’s current zoning map for Belvedere under the Mature Area Overlay to confirm allowable density including multiplex or low-rise multi‑unit. (Typical RPL, RSL, or RMD zones may allow more units per lot with design and lot‑size compliance.)

4. Population & Growth

  • In 2012, population was around 5,085 over 1.67 km² (≈3,045 people/km²) and had grown about 2.2% since 2009 (Wikipedia).
  • More recent figures (AreaVibes): population ~5,805, median age ~37.8, livability score 69/100 (good) (AreaVibes). Indicative modest slow growth.

5. Income Levels

  • From 2001–2010 era data, median household income $48,600; average ~$56,800—well below the city average ($72,000 median, ~$90,000 average) (City of Edmonton, nexthome.ca).
  • Local Logic more recent estimate: individual income ~$37,200, family income ~$69,800 (Local Logic).

6. Crime Rate

  • Crime rates are significantly high: total crime ~108% above national average; violent crime ~62% above national average. Residents face a 1‑in‑12 chance of becoming a victim. Crime is about 38% above Edmonton average (AreaVibes).

7. Rental Supply & Demand

  • Approximately half of households rent (~48–50%) and half own (~50%) (Wikipedia, AreaVibes).
  • As of early August 2025, ~23 active rental listings, median rent ~$1,335/month, up almost 8% year‑over‑year (Zumper - Apartments for Rent & Houses).
  • Rental stock appears stable with moderate demand, but supply is not extremely tight.

8. Average Rents

9. Neighborhood Quality Classification

  • By standard real‑estate grading (A = upscale/low‑crime to D = disadvantaged/high risk): Belvedere would align closer to C or D, reflecting lower incomes, elevated crime rates, older stock, and mixed ownership/rental status.

10. Home Prices & Appreciation Potential

  • As of mid‑2025:

    • Listings average pricing ~$150–180 K (per listings), price per sqft ~$179–286 depending on data source (edmontonrealestate.ca, HonestDoor).
    • HonestDoor reports average sale price ~$366,800; sold price per sqft ~$286 (HonestDoor).
    • AreaVibes median for Edmonton is ~$370K, while Belvedere likely below that (AreaVibes).

  • Returns/Cashflow: average rents ($1,335) vs property cost ($180–370 K) suggests gross rental yield ~4‑8%, modest cashflow depending on financing and expenses.

Long‑term potential:

  • Proximity to LRT and mature area redevelopment could support value appreciation. However, elevated crime and lower income limit demand from owner‑occupiers. Appreciation upside may hinge on targeted improvement, infill redevelopment, or converting low‑rise to multiplex units.

11. Investment Strategies That Could Work

  1. Small multi‑suite income properties: Acquire older homes and add secondary suites (permitted) to boost yield.
  2. Low‑rise redevelopment or multiplex builds: Under R‑zoning if permitted, subdividing or building duplex/triplex can increase units.
  3. Buy-and-hold rental: Affordable entry point, stable rental demand; focus on landlords comfortable managing older stock.
  4. Value-add flips or renovations: Improve curb appeal, safety, rentability to attract better tenants or resale buyers.
  5. Transit-oriented rental strategy: Marketing to students and commuters using LRT access.

Summary Table

Feature Belvedere Summary
Population (est.) ~5,800 (low/moderate density)
Growth Slow (<3% per decade)
Income Avg ~$56K; median ~$48K (below city average)
Housing stock Built 1946–1985; mix: ~45% apartments, 42% houses
Rental mix ~49–50% rentals
Average rent ~$1,335/mo (1‑bed ~$1,119; 2‑bed ~$1,528)
Crime High (~108% above national avg; ~38% > city avg)
Avg home price Approx $180–366 K (listings and sold)
Gross rental yield ~4–8%
Neighborhood grade C or low B, potentially D
Appreciation potential Moderate; depends on densification, LRT proximity, property improvements

Recommendations

  • Due diligence: Confirm current zoning maps (City of Edmonton zoning: RPL, RSL, etc.) and development bylaws to see if more units per lot allowed.
  • Site visits: Evaluate safety, tenancy, condition, and surrounding investments.
  • Target property types: Multi‑suite homes or buildings ripe for infill redevelopment.
  • Exit strategy: Consider hold long‑term for rental income or flip after renovations.
  • Mitigate risks: Criminal activity and lower-income demographics mean tenant screening, security, and property maintenance are vital.

Belvedere offers very affordable entry point with good transit connectivity and a mix of rental occupants—but it carries elevated crime and modest growth. For investors with experience in managing older or lower‑income rental stock and pursuing infill or small multiplex redevelopment, it can offer cashflow and moderate appreciation upside over time.

Kildare

Here’s a detailed outline and analysis of Kildare, a mature northeast Edmonton neighbourhood in the Londonderry area:

1. Nearby Amenities & Attractions 🏬

  • Londonderry Mall sits within Kildare at 66 Street & 137–144 Avenue, offering major retail, services & dining (Wikipedia).
  • Londonderry Athletic Grounds, with sports fields, running track & fitness centre, lie adjacent and serve the community broadly (Wikipedia).
  • Parks within Kildare include Kildare Park and Cherrydale Park, which feature playgrounds, fields and gathering spaces (Wikipedia).
  • Nearby transit access is solid, supporting walkability, biking and transit commutes (Local Logic).

2. When were houses commonly built?

  • Majority of residential development occurred in the 1960s through the 1980s/early 1990s (City of Edmonton).

3. Common Building Types

  • Around 60% are single-detached homes. The remaining ~40% comprises row houses, low-rise apartments and duplexes (Gimme-Shelter).

4. Zoning Regulations & Unit Multiplicity

  • Edmonton’s Zoning Bylaw 20001 (effective Jan 1, 2024) introduces the RS Zone allowing up to 8 dwelling units per lot by default depending on lot area and configuration (Storeys).
  • Under the RS Zone, a minimum 225 m² lot supports at least 3 units; a 600 m² lot allows up to 8 units including basement suites, row housing or multiplexes (Situate Inc.).
  • Proposed council debate (June 2025) aims to possibly reduce the maximum to 6 units per mid‑block lot, but as of now the eight-unit cap is still in effect (Taproot Edmonton).

5. Population & Growth

  • In 2012, the population was 2,763 living in 1,209 dwellings, a –4.3% decline since 2009 (Wikipedia).
  • More recent growth: the greater Londonderry area (Kildare + Kilkenny) may have seen modest recovery; Kildare is not listed as high‑growth.
  • HonestDoor reports +7.14% average price growth year-over-year (likely correlated to modest demand) but not direct population growth data (Wikipedia, HonestDoor).

6. Average Household Income

  • Specific Kildare income stats unavailable; neighboring York had average household income around $53,200 (2001) vs Edmonton average $57,360 at that time (Wikipedia).
  • Given demographic similarities, Kildare income is likely at or slightly below Edmonton average.

7. Crime Rate

  • Kildare’s crime rate is reported as approximately 93% higher than the Canadian average, with violent crime around 50% above average, and a 1-in-13 chance of victimization. It’s safer than only ~24% of Alberta neighbourhoods (AreaVibes).

8. Rental Supply & Demand

  • Rental turnover is moderate: about 40% renter-occupied units in community (Gimme-Shelter).
  • Some townhomes and apartments available: only around 1–2 current rentals online in Kildare specifically, showing limited supply and stable demand (Zillow).

9. Average Rents

  • A current townhouse rental for 2 bed / 2 bath was listed at approximately C$1,365/mo (Zillow).
  • Other listings in surrounding areas ranged C$1,200–1,900 per month depending on bedroom count.

10. Neighborhood Grade (A/B/C/D)

  • Kildare is a mature, working-to-middle income community with aging stock, moderate income and elevated crime.
  • It likely falls into a “C” grade neighborhood, with some potential upside but also limitations.

11. Long-term Appreciation vs Cash‑Flow

  • The average property price is around C$269,000 (HonestDoor), with listed active homes averaging C$310,000, and an average of C$279/sqft (HonestDoor, AreaVibes, Reddit, edmontonrealestate.ca).
  • Year-over-year growth ~7 % indicates modest appreciation. With average rents at approx $1,400/month, gross rents are about < 6% yield on typical prices—thin positive cash flow.
  • Appreciation appears stronger than cash flow, making it more drift toward value-growth/revitalization play, not high-yield.

12. Average House Prices

  • HonestDoor average property price: ~C$269,210 (HonestDoor).
  • Current active listings average: ~C$309,800 (range $130k to $450k) (Wahi).

13. Investment Strategies That Could Work

  • Missing‑Middle Infill Strategy: Given RS zoning allows 3–8 units per lot, a duplex or row‑house infill with secondary suites could boost net operating income.
  • Renovation & Hold: Purchase older single-detached homes at lower cost, renovate and hold for moderate rent and capital growth.
  • Condoconversion: As some multiplexes can be condominiumized over time, converting to condos could allow resale exit strategies (Storeys, Reddit).
  • Buy & Rent to Own/GRSP: Mid‑market affordability attracts renter‑families; offering rent‑to‑own may attract stable tenants.
  • Focus on turn‑key row‑house units for reliable tenancy and tighter maintenance.

🔍 Summary Table

Feature Kildare Highlights
Build period 1960s–1980s
Housing types ~60% detached, ~40% row/housing/low‑rise
Zoning unit cap RS Zone allows up to 8 units/lot (currently)
Population (2012) ~2,763, declining then
Income level Modest, likely Edmonton avg or slightly below
Crime rate High—~93% above national average
Rental supply ~40% rental stock, few current listings
Average rent ~C$1,365‑1,900/month
Avg home price $269–310 K range
NOI yield < 6% typical gross yield
Appreciation ~7% YoY seen 2025
Neighborhood grade C‑level/middle income, some challenges

✅ Final Thoughts

Kildare is a mature, affordable neighborhood with solid transit, retail, and sports amenities. It offers opportunity for infill/missing-middle development, but crime and aging housing stock remain challenges. It’s best suited for investors seeking moderate appreciation and slow, steady rental income, rather than high‑yield cash‑flow plays. Tight evaluation of acquisition cost, financing, and renovation/infill potential is crucial to success.

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Written by Tony Vo father, husband, son and software developer Twitter