How Edmonton’s New Multi-Unit Developments Are Affecting Neighbourhood Property Values
Independent analysis by statistician Erynne Sjoblom, in collaboration with local real-estate professionals and Edmonton Neighbourhoods United.
A Closer Look at the Numbers
Edmonton’s new zoning changes have accelerated the construction of multi-unit infill housing across mature neighbourhoods. While this shift aims to increase density, new research suggests a side-effect homeowners can’t ignore — a measurable decline in nearby property values.
The independent analysis reviewed 11,995 single-family home sales across Edmonton and 111 new multi-unit developments between January 2024 and September 2025. After adjusting for factors such as home age, size, lot dimensions, bedroom count, and community differences, one trend stood out clearly:
Homes within 50 metres of a new multi-unit development sold for an average of 7.4 percent less than comparable homes elsewhere.
That translates to an average loss of $34,022 per home, with reductions ranging from $18,973 to $65,049. Across just 21 affected homes, that’s a combined equity loss of more than $714,000 — and counting.
How the Study Was Conducted
The research used a linear regression model to estimate how proximity to new multi-unit buildings affects sale price.
Each variable — from square footage to month of sale — was controlled to isolate the impact of location alone.
By comparing otherwise similar homes both near and far from new developments, the analysis showed that the value drop is not simply a market fluctuation.
It’s a statistically significant effect linked directly to proximity.
Why It Matters
Rezoning in 2024 made it easier than ever to build multi-unit housing in previously single-family areas.
As permits accelerate, long-time homeowners are seeing changes not just to the look and feel of their streets, but also to their financial stability and equity.
This doesn’t mean infill is inherently bad — but it highlights the need for balanced growth and responsible city planning that protects the investments families have made in their communities.
Voices from the Data
“City data show that multi-unit permits have surged since rezoning.
More developments mean more nearby homeowners facing declining equity.”
— Erynne Sjoblom, Statistician & Data Analyst
What’s Next
Edmonton Neighbourhoods United is working with residents, analysts, and city stakeholders to ensure that community growth is both sustainable and fair.
Understanding the real economic impact of development is the first step toward building policies that truly work for everyone.
If you live in Edmonton, this affects your home, your street, and your future.
