Ambleside, Edmonton - September 2026 Real Estate Report

Ambleside Real Estate Check-In: The Market Is Sending Mixed Signals Right Now

If you live in Ambleside and you've been wondering whether to sell, sit tight, or just keep an eye on things - the answer isn't simple. Houses and condos are telling two very different stories this month. Here's the straight version of what's happening on your street.

The Vibe: Houses vs. Condos

Houses - Taking a Breather

We're seeing house prices pull back. The average sale price this month is $632,079, which sounds strong until you realize that's down 13.7% from last month. Listings are sitting at $686,263 on average, and homes are selling for about 97.4% of asking - meaning buyers are negotiating, and winning. That gap matters if you're pricing your home right now.

• Average sale price: $632,079 (down 13.7% from last month)
• Average list price: $686,263
• Price per square foot: $352
• Sale-to-list ratio: 97.4%
• Average days on market: 85 days
• Properties sold this month: 19

Eighty-five days on market is the number that should get your attention. That's almost three months to find a buyer. For context, homes in South Terwillegar are moving in 46 days. We're slower than that. Yes, we're faster than Glenridding Heights at 113 days, but that's not the comparison you want to be making when you're carrying a mortgage. The predicted market value sits at $624,173, which is just barely creeping up from the 3-month moving average of $623,130. Growth rank? 204 out of 291 neighbourhoods in Edmonton. That puts us in below-average territory on the leaderboard right now.

Condos - A Different Story Entirely

Condos in Ambleside are doing something interesting. Prices are actually up - the average sale price hit $245,000 this month, a 14.4% jump from last month. And here's the wild part: condos are selling in an average of just 12 days. That's one of the fastest turnaround times in the city - ranked 7th out of 112 neighbourhoods for days on market. When something sells that fast, demand is real.

• Average sale price: $245,000 (up 14.4% from last month)
• Average list price: $165,000
• Price per square foot: $256
• Sale-to-list ratio: 96.97%
• Average days on market: 12 days
• Properties sold this month: 2

The catch: only 2 condos sold, which is down 50% from last month. With that small a sample, the price jump needs a grain of salt. The predicted market value is $290,300, which is slightly below the 3-month moving average of $291,711 - so the trend line is nudging down even as this month's sales popped. Growth rank for condos is 149 out of 302 - above average on the neighbourhood leaderboard, which is genuinely decent. Rental yield on condos is 4.19%, which is moderate but real income if you're holding.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Assessment Right Now

Here's the thing about your city assessment - it's a snapshot from months ago, built on formulas that don't know what happened on your block last Tuesday. The HonestDoor Price updates in real time, and right now it's telling a story that your tax notice isn't.

For houses, the average city assessment is $625,976. The HonestDoor Price is $608,778 - that's 2.75% lower. If you're using your assessment to decide what your home is worth, you may be overpricing yourself into that 85-day wait. The HonestDoor Price has also dipped 2.47% from the previous period, which is a signal worth taking seriously before you list.

For condos, it flips completely. The average city assessment is $249,898, but the HonestDoor Price is $291,062 - that's 16.47% higher than what the city thinks your unit is worth. If you own a condo in Ambleside and you're only looking at your assessment, you're potentially leaving real money on the table. The HonestDoor Price is the real-world check. Use it.

• House HonestDoor Price: $608,778 (down 2.47%, sits 2.75% below city assessment)
• Condo HonestDoor Price: $291,062 (up 0.26%, sits 16.47% above city assessment)
• House rental estimate: $2,931 per month
• Condo rental estimate: $1,531 per month

The "So What?" - Thinking About Selling This Summer?

If you own a house in Ambleside and you're thinking about listing this summer, the market is asking you to be sharp on price. Buyers are negotiating. Homes are sitting for 85 days on average. The gap between list price and what people are actually paying is real. Price it at your HonestDoor Price - not your assessment, not what your neighbour got two years ago. Coming in too high right now means you're funding someone else's negotiating position.

If you own a condo, the urgency is different. Twelve-day sales cycles mean motivated buyers are out there. Your HonestDoor Price is running well above your city assessment, which is a rare and useful advantage. If you've been sitting on the fence, this summer could be the window before that predicted value dips further from its 3-month average.

For everyone else - the rental numbers are worth knowing. Houses are pulling $2,931 per month in estimated rent with a 5.4% yield. That's a solid return if holding makes more sense than selling into a slow market. Condos yield 4.19%, which is moderate but steady.

Bottom line: Ambleside is not a neighbourhood in trouble. It ranks 57th out of 285 for price in Edmonton - we're in the expensive tier, and that holds value. But the house market is cooling and the condo market is thin. Know your numbers before you make a move. Your HonestDoor Price is the place to start.

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.