Edmonton area profile
Southeast
Covers Bonnie Doon, Capilano and the river-valley east (Gold Bar, Forest Heights).
Southeast groups 14 Edmonton neighbourhoods — about 15,854 homes, 87.6% houses and 12.4% condos. The typical (median) house is assessed around $435,500, 3% below the citywide median; condos around $209,000. Across its established houses, the median assessed value changed +26% from 2012 to 2025. 63% of homes are owner-occupied, the average household income is about $109,141. Area figures are averages and City assessed values — directional, not sale prices ("typical" means the median; averages are noted as such).
“Southeast” follows the City of Edmonton's official Southeast planning district — one of 15 the City uses to group its 300+ neighbourhoods. Figures roll up the City's 2025 assessed values and the 2021 federal census across the area's neighbourhoods. Where a median can't be combined across neighbourhoods (income, age, shelter), the page shows the average instead — so those read higher than the medians on the neighbourhood pages and aren't directly comparable.
Neighbourhoods
14
profiled in this area
Total homes
15,854
87.6% houses · 12.4% condos
Typical house
$435,500
3% below citywide
Typical condo
$209,000
11% above citywide
House $/sq ft
$379
25% above citywide
Condo $/sq ft
$216
14% above citywide
Typical lot
6,017 ft²
12% above citywide
Avg. household income
$109,141
2021 · average, not median
Where it is
At a glance. Southeast and its boundary, with LRT and transit centres marked — green areas are parks and open space.
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The homes
What's here, when it was built, and the condo & rental stock — rolled up across the area's neighbourhoods.
What's here
Mostly houses. 87.6% houses · 12.4% condos.
Built-form mix & bedrooms (2021 census · 122% coverage)
When it was built
Most homes here were built before 1960. The median build year is 1959.
Building age, by decade
Condos & multi-family
Condos are 12.4% of homes — most in King Edward Park, Bonnie Doon and Cloverdale. Plus 282 purpose-built rental buildings.
How the condo & rental stock breaks down
Across roughly 127 condo developments, the largest about 127 units. Separately-titled parking and storage aren't counted as homes.
282 rental / multi-family buildings, typically built around 1973 — 159 small (under $1M), 110 mid ($1–10M), 13 large (over $10M). Purpose-built rentals (assessed as single parcels), separate from the owned homes; unit counts aren't in the open data.
Living here
Who lives in the area, what housing costs, and the schools, shopping, transit and parks across the district.
Who lives here
Mostly homeowners. Average household income $109,141, average age 42.3.
Income, age and household size are averages (these combine exactly across neighbourhoods, where a median can't) — so they read higher than the medians shown on the neighbourhood pages. The distribution shares below are exact counts.
Income, households, ages, work & mobility
Household income (43% earn $100k+)
Households (average 2.2 people)
Ages (average 42.3)
Work — occupations
Work — industries
40% of residents moved here within the last 5 years (13% within the last year).
Origins, immigration & religion
84% born in Canada · 14% immigrants · 1% non-permanent residents.
Most commonly reported origins (multiple responses allowed — shares overlap)
Population groups
15% of residents identified as a visible minority; 85% did not. Separately, 7% identify as Indigenous.
StatCan defines a "visible minority" as "persons, other than Aboriginal peoples, who are non-Caucasian in race or non-white in colour" (Employment Equity Act) — so Indigenous residents are counted separately, and the "not a visible minority" share is predominantly residents who identify as white.
Religion
Immigration, ethnocultural origin, population group and religion from the 2021 federal census, summed across the district's neighbourhoods. Neutral Statistics Canada classifications, shown identically for every area.
Housing costs
Owners pay about $1,544/month; renters about $1,273/month. Average monthly shelter cost, 2021.
Schools
20 schools across Southeast — 17 public · 3 Catholic. Senior highs: Argyll Centre, Austin O'Brien, McNally, Vimy Ridge Academy, W. P. Wagner.
Schools by level & senior highs
Counts schools located in the district (a school offering several levels is counted in each). Public = Edmonton Public, Catholic = Edmonton Catholic. Fraser Institute rankings → · private/independent schools aren't in the City's open data.
Shopping
Major shopping centres here: Bonnie Doon Centre, Capilano Mall.
Edmonton's major malls and power centres located in this district. Everyday retail (groceries, pharmacies, services) is spread across the neighbourhoods.
Transit
Served by the Valley Line, with 6 LRT stations in the area and 2 transit centres.
LRT stations & transit centres
LRT: Avonmore (Valley Line Southeast), Bonnie Doon (Valley Line Southeast), Davies (Valley Line Southeast), Holyrood (Valley Line Southeast), Muttart (Valley Line Southeast), Strathearn (Valley Line Southeast).
Transit centres: Capilano Transit Centre, Davies Transit Centre.
Parks & green space
81 parks covering about 663 hectares, including 15 natural areas.
The largest parks
- Riverside Park62 ha
The market
How assessed values have moved, and how much has been built.
Assessed value over time
The median assessed house value changed +26% from 2012 to 2025.
Established houses — largely the same properties over time, so this mostly reflects real value change.
Building activity
Since 2015: 7,267 building permits and 2,653 net new units, plus 795 secondary suites.
Permits, units & suites year by year
Permits count every new home — including purpose-built rental and mixed-use buildings — so the yearly units can run above the owned house/condo count above. “Units” are net of demolitions, so a redeveloping year can read negative; “suites” are secondary-suite permits (basement / garden / garage suites).
The neighbourhoods
Every neighbourhood in Southeast, sorted by number of homes — each links to its full data-driven profile.
- Ottewell 2,333 homes · typical house $437,500
- King Edward Park 1,917 homes · typical house $407,750
- Bonnie Doon 1,669 homes · typical house $531,500
- Forest Heights 1,490 homes · typical house $473,500
- Capilano 1,132 homes · typical house $467,000
- Holyrood 1,087 homes · typical house $437,000
- Kenilworth 985 homes · typical house $418,000
- Avonmore 926 homes · typical house $409,000
- Fulton Place 926 homes · typical house $420,000
- Gold Bar 910 homes · typical house $393,000
- Idylwylde 684 homes · typical house $396,250
- Strathearn 674 homes · typical house $461,000
- Terrace Heights 650 homes · typical house $411,750
- Cloverdale 471 homes · typical house $685,500
Source
City of Edmonton Open Data — property assessment & property information, building permits (2025); Statistics Canada 2021 Census of Population (City of Edmonton neighbourhood tabulation); area boundaries from City Plan Districts. Contains information licensed under the Open Government Licence – City of Edmonton. Demographics: Statistics Canada 2021 Census of Population (City of Edmonton neighbourhood tabulation). Area boundaries: City Plan Districts.
About these figures. Area figures roll up the City's mass-appraisal assessed values and the 2021 federal census across this district's neighbourhoods — a directional, comparative signal, not the price a specific home would sell for. Income, age and shelter figures are averages (labelled), which read higher than medians and aren't directly comparable to the neighbourhood pages. Trevor Tardif is a licensed REALTOR® with REAL Broker AB Ltd, Edmonton, Alberta. Content on this site does not constitute financial or investment advice.
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