Belle Rive, Edmonton - October 2026 Real Estate Report
Belle Rive, Edmonton: Your Neighbour Just Got a Better Price Than the City Thinks
The Vibe Right Now
If you've been watching the "For Sale" signs in Belle Rive, here's what's actually happening. The neighbourhood is steady - not on fire, not falling apart. With 1,130 properties assessed and 44 transactions recorded in 2026, this is a community where people tend to stay put. That's not a bad thing. It means when a home does hit the market, it matters.
Let's break it down by property type, because houses and condos are telling two different stories right now.
Houses: Prices Are Up, But Patience Is Required
The average house sale price in Belle Rive sits at $574,500 - up 4.5% from last month. That's a real number worth paying attention to. But here's the catch: only 1 house sold, down 50% from the month before, and homes are sitting on the market for an average of 84 days. Compare that to Eaux Claires at 51 days, and you can see the market is taking a breather.
- Average sale price: $574,500 (up 4.5% month over month)
- Price per square foot: $255
- Homes selling at 96.12% of list price - buyers are negotiating
- Average days on market: 84 days
- Predicted market value: $517,438
- Rental yield: 5.60% - that's a strong return if you're holding
- Estimated rent: $2,579 per month
- Growth rank: 123 out of 285 Edmonton neighbourhoods - above average
The 3-month moving average for house values is $524,403, and the current predicted value of $517,438 is trending slightly below that. Not a cliff - just a gentle slope. Sellers who price sharp will move their home. Sellers who overprice will feed that 84-day average.
Condos: Stable Ground With a Twist
Condo owners in Belle Rive are sitting in an interesting spot. The average sale price is $320,000, and things are essentially flat month over month. One condo sold, properties are averaging 89 days on market, and buyers are paying 94.15% of list price. The market is calm - but calm isn't the same as weak.
- Average sale price: $320,000
- Price per square foot: $75
- Condos selling at 94.15% of list price
- Average days on market: 89 days
- Predicted market value: $302,498
- Rental yield: 4.19% - moderate but consistent
- Estimated rent: $1,623 per month
- Growth rank: 96 out of 297 Edmonton neighbourhoods - above average
- Price rank: 48 out of 218 - we're in the upper tier for condo pricing
One thing worth noting: the average assessed value for condos here is $321,185, but the HonestDoor Price is $306,428. That gap matters - more on that below. And compared to nearby Mayliewan where condos average $352,000 in sales, Belle Rive condos are priced competitively for buyers coming from outside the neighbourhood.
The Secret Sauce: Your HonestDoor Price vs. That Government Assessment
Here's the thing about your city assessment - it's a snapshot taken months ago, based on data that's even older. It doesn't know what happened on your street last Tuesday. The HonestDoor Price updates in real time, pulling from actual market activity.
For houses in Belle Rive, the average HonestDoor Price is $516,508 - that's 2.56% higher than the average city assessment of $503,593. That gap is real money. If you're a homeowner using the city's number to make decisions about selling, refinancing, or even just understanding your net worth, you could be leaving thousands on the table.
For condo owners, the story flips. The HonestDoor Price of $306,428 is actually 4.59% lower than the assessed value of $321,185. That means the city may be overvaluing your condo relative to where the market actually is today. If you're a buyer, that's useful leverage. If you're an owner thinking about selling, it's a heads-up to price with current data, not last year's assessment.
The HonestDoor Price isn't a guess - it's the real-world check that keeps us honest about where the market actually stands.
The "So What?" - Thinking About Selling This Summer?
If you own a house in Belle Rive and you're thinking about listing this summer, here's the straight talk. Prices are above where the city assessed them, and the neighbourhood ranks 123 out of 285 on the Edmonton growth leaderboard - solidly above average. But 84 days on market means you need to price it right from day one. A sharp list price beats a high list price every time in this environment.
If you own a condo, the market is quieter but not dead. Your growth rank of 96 out of 297 puts you ahead of most of the city. The rental yield of 4.19% means investors are still interested. And with Belle Rive condos priced well below nearby Mayliewan, you have a real selling point for buyers who've been priced out of the next neighbourhood over.
Either way, the move right now is to check your HonestDoor Price before you do anything else. The city's assessment is already old news. Your HonestDoor Price is what the market is actually saying today - and in Belle Rive, those two numbers are not the same.
How We Stack Up Against the Neighbours
- Eaux Claires - HonestDoor Price $487,891, growing at 0.10% year over year - cheaper and growing faster for houses
- Mayliewan - HonestDoor Price $530,559, growing at 0.07% - a bit pricier, a bit faster
- Evansdale - HonestDoor Price $522,612, growing at 0.05% - similar growth to us, slightly higher price point
Belle Rive sits in the middle of this pack at a HonestDoor Price of $516,508 and 0.05% growth. We're not the cheapest option and we're not the fastest grower - but we're a known, established neighbourhood with real rental income potential ($2,576 average estimate) and a track record that newer areas can't match yet.
belle rive | 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.