Ambleside, Edmonton - August 2026 Real Estate Report

Ambleside Real Estate Update: Solid Houses, Slow Condos - Here Is Where Things Actually Stand

The Vibe Right Now

If you live in Ambleside and you have been wondering whether the market is working for you or against you, the answer depends heavily on what you own. Houses and condos are telling two very different stories right now, and knowing which one is yours could change what you do next.

Houses: The Strong Side of the Street

The house market in Ambleside is holding its own. The average sale price hit $732,000 this month - up 9.1% from last month. That is not a small move. Listings are sitting at $756,900 on average, and homes are selling at 96.67% of list price, meaning buyers are close to full ask but still negotiating a little room. At $395 per square foot, we are priced above average for Edmonton - ranking 61st out of 285 neighbourhoods on price.

• Average sale price: $732,000 (up 9.1% from last month)
• Average list price: $756,900
• Price per square foot: $395
• Sale-to-list ratio: 96.67%
• Properties sold this month: 3
• Average days on market: 37
• Predicted market value: $628,181
• Estimated monthly rent: $3,004
• Rental yield: 5.40%

Homes are sitting for about 37 days before selling, which puts us at rank 35 out of 108 Edmonton neighbourhoods for speed - that is moderately fast. On the neighbourhood leaderboard for growth, Ambleside houses rank 75 out of 292. Above average. Not the top of the class, but solidly in the better half of the city.

The predicted market value of $628,181 is trending up from the 3-month moving average of $621,853. That upward direction matters. It means the momentum is still pointing the right way for house owners.

Condos: Taking a Breather

The condo side is a different conversation. The average sale price dropped to $214,125 this month - down 33.6% from last month. That is a big swing, and with only 4 sales to work from, one or two unusual deals can move that number around. Still, the trend is worth watching. Condos are sitting on the market for an average of 108 days, which is slow. We rank 82 out of 111 Edmonton neighbourhoods for days on market - that puts us near the slower end of the city.

• Average sale price: $214,125 (down 33.6% from last month)
• Average list price: $224,944
• Price per square foot: $307
• Sale-to-list ratio: 95.70%
• Properties sold this month: 4
• Average days on market: 108
• Predicted market value: $292,702
• Estimated monthly rent: $1,538
• Rental yield: 4.18%

The predicted market value of $292,702 is actually dipping slightly from the 3-month moving average of $293,744. Not a freefall, but the direction is down. On the neighbourhood leaderboard for condo growth, we rank 145 out of 302 - right in the middle of the pack. Compared to nearby Glenridding Heights, our condos are selling faster (108 days vs. 113 days), but South Terwillegar is moving units quicker at 62 days. There is competition out there for condo buyers.

The Secret Sauce: Your HonestDoor Price vs. Your Tax Assessment

Here is something most Ambleside homeowners do not think about until it is too late. The city's assessed value on your property is a snapshot from the past - it does not update in real time, and it does not reflect what a buyer would actually pay for your home today.

For houses in Ambleside, the average city assessment sits at $625,976. The HonestDoor Price right now is $624,173. Those numbers are close, which tells us the city's assessment is reasonably calibrated for houses here - but the HonestDoor Price is updated continuously, not once a year. That matters when the market moves fast, like it did this month with a 9.1% jump in sale prices.

For condos, the gap is even more telling. The average city assessment is $249,898. The HonestDoor Price is $290,300 - that is 16.17% higher than what the city has on file. If you own a condo in Ambleside and you are basing any financial decision on your tax assessment, you are working with a number that is significantly behind reality. The HonestDoor Price is the real-world check. Use it.

Both the house and condo HonestDoor Prices have dipped slightly from the previous period - houses down 0.64%, condos down 0.82%. Small moves, but worth knowing about before you make a big decision.

The So What - If You Are Thinking About Selling This Summer

If you own a house in Ambleside, this summer is a reasonable window. Prices are up, the predicted value is climbing, and demand is steady enough that homes are moving in about five weeks. You are not going to get a bidding war frenzy, but you are also not going to be sitting on the market for months. A rental yield of 5.40% also means investors are paying attention to this neighbourhood - that is a healthy pool of potential buyers beyond just families looking to move in.

If you own a condo, be realistic. The market is softer, days on market are long, and the predicted value is edging down. That does not mean you cannot sell - it means you need to price it right from day one. Sitting at $224,944 on average for listings while buyers are paying $214,125 tells you there is already a gap between seller expectations and buyer reality. Closing that gap early is smarter than chasing the market down later.

Either way, check your HonestDoor Price before you call an agent. It is the most current number available, and in a market that moves month to month, starting with accurate data is the whole game.

How Ambleside Stacks Up Against the Neighbours

For houses, South Terwillegar and Glenridding Heights are both cheaper than us - South Terwillegar at $532,922 and Glenridding Heights at $552,838. South Terwillegar is growing slightly faster at 0.06% year over year versus our 0.05%. If price is the main driver for a buyer, those neighbourhoods offer an entry point. But Ambleside is holding a premium for a reason.

For condos, the comparison is interesting. Glenridding Heights condos average $339,563 - more expensive than us - and are growing faster at 0.12%. South Terwillegar condos are cheaper at $223,359 and also growing faster at 0.10%. Ambleside condos sit in the middle on price but are not leading the pack on growth. That context matters if you are deciding whether to hold or sell.

• Total house transactions in 2026: 79 (rank 18 in Edmonton)
• Total condo transactions in 2026: 28 (rank 24 in Edmonton)
• House assessed value rank: 51 in Edmonton
• Condo assessed value rank: 56 in Edmonton
• Neighbourhood growth (houses): 0.05% year over year
• Neighbourhood growth (condos): 0.06% year over year

Ambleside is a mature, established neighbourhood with real transaction volume and above-average pricing. It is not the flashiest growth story in Edmonton right now, but it is stable, well-ranked, and worth paying attention to - especially if you have been ignoring your property value since your last tax notice arrived.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.