Ambleside, Edmonton - July 2026 Real Estate Report

Ambleside Real Estate Right Now: Solid Prices, But the Market Is Sending Mixed Signals

If you own a home in Ambleside and you haven't checked your property value lately, now is the time. The city's assessment and what your place is actually worth in today's market are two different numbers - and the gap matters more than most people realize.

The Vibe: What's Happening With Houses and Condos Right Now

Let's break it down by property type, because the house market and the condo market here are telling very different stories.

Houses in Ambleside

The headline number looks great - average sale prices are sitting at $671,088, up 17.1% from last month. But before you pop the champagne, let's look at the full picture. We're seeing 13 sales this month, which is healthy, but homes are sitting on the market for an average of 29 days. Compare that to Glenridding Heights at 18 days, and it's clear our houses are taking a bit longer to find their buyer. The market is active, not on fire.

• Average sale price: $671,088 (up 17.1% from last month)
• Average list price this month: $653,211
• Price per square foot: $438
• Homes selling at 98.67% of list price - buyers are getting a small discount
• Average days on market: 29
• 13 properties sold this month, up 18.2%
• Predicted market value: $617,035
• Estimated monthly rent: $2,964 with a rental yield of 5.42%
• Growth rank: 199 out of 302 neighbourhoods in Edmonton

That growth rank is worth paying attention to. On the Edmonton neighbourhood leaderboard, Ambleside houses sit in the bottom half for value growth right now. The predicted value of $617,035 is also dipping slightly below the 3-month moving average of $621,525. The market isn't falling - it's taking a breather.

Condos in Ambleside

The condo story is quieter. Only 2 units sold this month, and properties are averaging 148 days on market. That's a long wait. Average sale prices came in at $322,500, which is actually above nearby South Terwillegar ($294,912) and Glenridding Heights ($260,000), so we're holding our own on price. But the slow turnover is a real signal for anyone thinking about listing.

• Average sale price: $322,500
• Average list price this month: $327,450
• Price per square foot: $278
• Condos selling at 98.09% of list price
• Average days on market: 148
• 2 properties sold this month
• Predicted market value: $292,130
• Estimated monthly rent: $1,539 with a rental yield of 4.18%
• Growth rank: 181 out of 296 neighbourhoods in Edmonton

On the Edmonton condo leaderboard, Ambleside sits below average for growth and near the bottom for selling speed. If you own a condo here and are thinking about selling, patience isn't just a virtue - it's a strategy you'll need.

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

Here's the thing most Ambleside homeowners don't know. The city's assessed value for houses here averages $625,976. The HonestDoor Price for the same homes averages $628,181. That's a $2,205 difference - and it's already moved up 1.81% since the last period.

For condos, the gap is even bigger and more important. The average city assessment is $249,898. The average HonestDoor Price is $292,702. That's a 17.13% difference. If you're making any financial decision - refinancing, selling, even just understanding your net worth - using the city's number means you're working with stale data.

Government assessments are snapshots from the past. The HonestDoor Price is updated in real time using actual market activity. It's the real-world check on what your property is worth today, not what a government office decided months ago. For condo owners especially, that $42,000-plus gap is not something to ignore.

The So What: Should You Sell in Ambleside This Summer?

If you own a house and are thinking about selling, the timing has some merit. Sale prices are up, and at $671,088 average, buyers are still paying close to asking. The 29-day average market time means you won't sell overnight, but you won't be waiting forever either. Price it right from day one - homes are landing at 98.67% of list, so overpricing will cost you time and negotiating leverage.

If you own a condo, be realistic. A 148-day average market time means you need to list well before summer if you want a summer sale. Price it sharp. With only 2 sales this month and a predicted value of $292,130 that's slightly below the 3-month average, buyers have options and they know it.

For both property types, check your HonestDoor Price before you do anything else. With 74 house transactions and 17 condo transactions already recorded in 2026, there's enough real market data to give you a current, honest number - not a number that was accurate eight months ago.

Ambleside is a solid neighbourhood with above-average prices in Edmonton and real rental income potential. The market just needs the right strategy right now, not wishful thinking.

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.