Southwest Edmonton Real Estate
Southwest Edmonton runs from the mature streets around the University of Alberta to newer neighbourhoods near the city's southern edge that are still filling in. Along the way it takes in river valley communities, a stretch of the LRT line and some of the city's longest-established family neighbourhoods.
That range is the appeal, but it also means a search for "Southwest Edmonton" on its own isn't very precise. The guide below explains how the main areas differ, so you can decide where to focus before you start booking showings.
South West Edmonton Real Estate Listings
- All Listings
- Under $100,000
- $100,000 - $200,000
- $200,000 - $300,000
- $300,000 - $400,000
- $400,000 - $500,000
- $500,000 - $600,000
- $600,000 - $700,000
- $700,000 - $800,000
- $800,000 - $900,000
- $900,000 - $1,000,000
- Over $1,000,000
Understanding Southwest Edmonton
It helps to think of the southwest as several distinct housing markets that happen to share a corner of the city. Four things tend to separate them:
- Age of the housing. It ranges from older character homes near the university to houses finished in the last few years.
- Lot size and setting. Established areas along the river valley and ravines tend to have larger, treed lots. Newer areas usually trade yard size for newer construction.
- How you get around. A few areas sit on or near the LRT. Others were built around the Anthony Henday and work best by car.
- What your budget buys. The same price can mean an updated older home on a big lot in one area and a newer home on a smaller lot in another.
Once you know which of those trade-offs matters most to you, the list of areas worth your time usually gets much shorter.
Southwest Edmonton Areas and Communities
Riverbend
The Riverbend area sits on the south side of the North Saskatchewan River, with Whitemud Drive and Terwillegar Drive giving it direct routes across the city. It was planned in the early 1970s, and its nine neighbourhoods were built mostly from the 1970s through the 1990s. Brander Gardens, Brookside and Ramsay Heights, close to the river, are among the oldest. Bulyea Heights, Carter Crest and Rhatigan Ridge came later. Many homes were custom-built, lots tend to be generous and the landscaping is mature, with Terwillegar Park and Fort Edmonton Park close by. Condos and townhomes are part of the mix. Because most of the housing is now several decades old, how well a home has been updated has a lot to do with its value.
Terwillegar Heights
Terwillegar Heights was planned in 1992 and filled in from the mid-1990s onward. Haddow, Hodgson, Leger and Terwillegar Towne came first, and Magrath Heights, South Terwillegar and MacTaggart followed later. It has a more planned, consistent look than Riverbend. Terwillegar Towne in particular is known for Cape Cod and Colonial-inspired homes with front porches. Detached homes are the norm, with townhouses and condos throughout. Everyday needs are close: the Terwillegar Recreation Centre and the shopping around Rabbit Hill Road and 23 Avenue. Magrath Heights and MacTaggart sit along the Whitemud Creek ravine.
Windermere
Along the river valley just beyond the Anthony Henday, Windermere and its surrounding communities are where much of the southwest's recent higher-end building has happened. Most development dates from the mid-2000s on, and it's still going. The area includes Ambleside, Glenridding Heights, Keswick and Windermere itself, which contains the Langdale subdivision. Housing runs from condos and townhomes to high-end estate homes, particularly along Windermere Drive. Currents of Windermere puts a major shopping district inside the community, and golf courses and river valley trails are nearby. Compared with Riverbend, you're generally trading mature lots for newer construction.
Kaskitayo and Century Park
This is the southwest's transit corridor. Kaskitayo itself is nine neighbourhoods, including Twin Brooks, Blue Quill, Ermineskin and Sweet Grass, most of them built in the 1970s and 1980s. The Century Park LRT station and the higher-density Century Park development sit in Ermineskin, with Southgate station one stop north. Our Kaskitayo and Century Park coverage also includes neighbouring established areas such as Aspen Gardens and Westbrook Estates, which have some of the older housing in this part of the city. Expect a mix of condos and townhomes near the LRT and detached homes on quieter crescents, with the Whitemud Creek ravine along the western edge.
Heritage Valley
Heritage Valley's neighbourhoods make up one of southwest Edmonton's main growth areas. The City adopted its plan in 2001, so nearly everything here has been built since, and several neighbourhoods are still under construction. It sits east of Windermere and includes Rutherford, MacEwan, Allard, Chappelle and Desrochers, among others. Expect newer detached homes in a wide range of sizes, from starter homes to larger custom builds, along with duplexes, townhomes and condos. Buses run through the Heritage Valley Transit Centre, but day to day this is car-oriented, with the Anthony Henday and Calgary Trail as the main routes. The trade-off is straightforward: the newest housing in the southwest, with a longer drive to downtown and the university.
University Area and Mature South-Central Neighbourhoods
The neighbourhoods around the University of Alberta area are the most central on this list, and many Edmontonians would call parts of them south-central rather than southwest. They're included here because buyers comparing the southwest often weigh them too. Garneau sits right beside campus; Belgravia, McKernan, Parkallen and Lansdowne are quieter residential areas a little further south. The housing is the oldest and most varied of the six areas: character homes, modern infill, duplexes and condos on mature, tree-lined streets. The LRT, Whyte Avenue, the river valley and the university and hospital campuses are all nearby, so this is where getting by with less driving is most realistic. Demand from the university has long supported a steady rental market.
Buyers looking for a quieter residential setting near the river valley may also want to explore Cameron Heights homes for sale.
What Types of Homes Will You Find in Southwest Edmonton?
Nearly every housing type is available somewhere in the southwest, but each tends to concentrate in particular areas:
- Condos and apartments: near the university, around Century Park, and in newer buildings in Windermere and Heritage Valley
- Townhomes and duplexes: throughout Terwillegar Heights, Windermere and Heritage Valley, and in the university area
- Older detached homes on larger lots: Riverbend and the Kaskitayo area
- Newer detached homes: Terwillegar Heights, Windermere and Heritage Valley
- Character homes and infill: around the University of Alberta
- Estate homes: Windermere and Keswick, plus custom homes in parts of Riverbend
Getting Around Southwest Edmonton
The Anthony Henday is what makes the southern half of the southwest work. Terwillegar Heights, Windermere and Heritage Valley all rely on it for trips across the city. Whitemud Drive does the same job further north, running through Riverbend. Terwillegar Drive, 23 Avenue, Rabbit Hill Road and Calgary Trail carry most of the local traffic in between.
The Capital Line LRT runs south from the university through McKernan/Belgravia, South Campus and Southgate to Century Park. The university area and Kaskitayo have the most direct access. Riverbend is a short bus connection from South Campus and Southgate. Terwillegar Heights, Windermere and Heritage Valley rely on buses and, for most households, the car.
The Southwest Edmonton Market
Because these areas differ so much in age, lot size and housing type, their markets don't always move together. A shortage of updated homes in Riverbend, new supply in Heritage Valley and rental demand near the university can all be happening in the same month. When you're comparing homes across areas, recent sales in the same neighbourhood are a much better guide than southwest-wide averages.
I've been selling Edmonton real estate since 2010, and a good share of that time has been spent in these neighbourhoods. If you're weighing two areas against each other, or want a read on how a particular home compares with what's sold nearby, I'm happy to talk it through.
Southwest Edmonton FAQs
What areas does this guide cover?
Six: Riverbend, Terwillegar Heights, Windermere, Kaskitayo and Century Park, Heritage Valley, and the University of Alberta area. The last is more central than southwest, but it's often part of the same search. Each area has its own page with its neighbourhoods and current listings.
Where is the LRT most useful in the southwest?
In the university area and around Century Park in Kaskitayo, where stations are within reach of many homes. From Riverbend it's a short bus connection. In Terwillegar Heights, Windermere and Heritage Valley, most people drive.
Where is most of the newer construction?
Windermere and Heritage Valley, where building is still under way. Terwillegar Heights is newer than Riverbend or Kaskitayo but is now largely built out.
Where are larger, mature lots most common?
Riverbend and the older parts of the Kaskitayo area, particularly near the river valley and the Whitemud Creek ravine.
How much does the commute vary across Southwest Edmonton?
Quite a bit. The university area and Kaskitayo can reach downtown by LRT. Riverbend is closer in by car. Windermere and Heritage Valley depend mostly on the Anthony Henday, so the drive is longer, and more sensitive to traffic.
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