Ambleside, Edmonton - October 2026 Real Estate Report
Ambleside Real Estate Check-In: The Market Is Taking a Breather
If you own a home in Ambleside and you haven't looked at your HonestDoor Price lately, now is the time. The city's assessment number on your tax notice is already out of date - and the gap between what the city thinks your place is worth and what buyers are actually paying is wider than you might expect.
The Vibe: What's Happening on Our Streets Right Now
Houses
Let's be straight with each other. The house market in Ambleside is cooling off. The average sale price for houses sits at $600,242, and that number dropped 5.0% from last month. Only 11 houses sold - down 42.1% from the month before. Homes are sitting on the market for an average of 94 days, and buyers are paying about 98.66% of the asking price. That means if you list at $611,950, expect to close closer to $603,000.
The predicted market value for a house here is $608,778, and that number is sliding - it's down from the 3-month moving average of $620,378. We're not in freefall, but the direction is clear. Sellers need to price sharp right now, not optimistic.
- Average sale price: $600,242 (down 5.0% from last month)
- Average list price: $611,950
- Price per square foot: $395
- Days on market: 94
- Properties sold last month: 11
- Sale-to-list ratio: 98.66%
- Predicted market value: $608,778
- Estimated monthly rent: $2,931
- Rental yield: 5.43%
On the neighbourhood leaderboard, Ambleside houses rank 180 out of 285 Edmonton neighbourhoods for growth - that puts us in the below-average tier right now. For days on market, we rank 83 out of 116, meaning homes here take longer to sell than most comparable areas. The bright spot: our price rank is 60 out of 285, which means Ambleside is still one of the higher-priced neighbourhoods in the city. We're not cheap - we just need more time to sell.
Compared to neighbours, we're slower than South Terwillegar (63 days on market) but faster than Glenridding Heights (113 days). That's a useful benchmark. We're not the slowest block on the street.
Condos
The condo picture is a bit of a mixed bag. Only 2 condos sold last month, with an average sale price of $182,750 - down 25.4% from the prior month. That's a big drop, but with only 2 sales, one outlier deal can swing the whole average. Don't panic over that number in isolation.
The more reliable signal is the predicted market value of $291,062, which is nearly flat compared to the 3-month moving average of $291,355. Condos here are holding their value better than the raw sales data suggests. And at 54 days on market, our condos are actually moving faster than South Terwillegar (63 days).
- Average sale price: $182,750 (down 25.4% from last month)
- Average list price: $187,000
- Price per square foot: $247
- Days on market: 54
- Properties sold last month: 2
- Sale-to-list ratio: 97.89%
- Predicted market value: $291,062
- Estimated monthly rent: $1,531
- Rental yield: 4.18%
On the neighbourhood leaderboard, Ambleside condos rank 119 out of 297 for growth - that's above average for Edmonton. Days on market ranks 38 out of 113, meaning our condos sell at a moderately fast pace. Price rank is 122 out of 218, which puts us in the below-average tier for condo pricing. Affordable entry point, decent growth - that's the condo story here.
The Secret Sauce: Your HonestDoor Price vs. That Government Assessment
Here's the thing about your city assessment: it's a snapshot from months ago, built on data that's even older. It doesn't know what happened on your street last week. The HonestDoor Price is updated in real time, pulling from actual transactions and current market signals.
For houses in Ambleside, the average city assessment is $625,976. The average HonestDoor Price is $606,799 - that's 3.06% lower. If you're a homeowner banking on that assessment number when you think about your equity or your next move, you could be working with a figure that's roughly $19,000 too high. That's not a rounding error.
For condos, the story flips. The average city assessment is $249,898, but the HonestDoor Price is $289,718 - that's 15.93% higher. Condo owners here may actually be sitting on more value than the city is giving them credit for. The assessment is underselling you.
Both the house and condo HonestDoor Prices have dipped slightly from the previous period (down 0.33% and 0.46% respectively), which is exactly why checking it now - rather than waiting for next year's assessment - gives you the real-world picture before you make any decisions.
The So What: Thinking About Selling This Summer?
If you're a homeowner in Ambleside with a house and you're thinking about listing this summer, the window is open but it's not wide. Here's the honest read:
- Prices are drifting down - the predicted value is below the 3-month average, and last month's sales confirmed that softness.
- Buyers have options and they know it - that 98.66% sale-to-list ratio means you won't get away with wishful pricing.
- 94 days on market is a long time - price it right on day one, or you'll be chasing the market down.
- Your HonestDoor Price of $606,799 is your most honest starting point for a listing conversation - not the $625,976 assessment.
If you own a condo and you're thinking about selling, the picture is actually a little steadier. Predicted values are holding near $291,062, condos are moving in about 54 days, and the rental yield of 4.18% means investors are paying attention to Ambleside. That's a real buyer pool.
The bottom line for anyone in Ambleside right now: the market isn't broken, it's just more honest than it was a year ago. Buyers have leverage, but well-priced properties are still moving. Pull your HonestDoor Price, compare it to what's actually sold nearby, and go in with clear eyes. That's how you win in this market - not by hoping the assessment number holds up.
ambleside | edmonton | october 2026This 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.