Edmonton Neighbourhood Profile
Bulyea Heights
Bulyea Heights is an Edmonton neighbourhood of about 1,281 homes — 83.1% houses and 16.9% condos, most homes built around 1990. The typical (median) house is assessed at $638,500, 42% above the citywide median (33rd of 277 neighbourhoods); condos around $387,000. Across its established houses — largely the same properties over time — the median assessed value changed +21% from 2012 to 2025. 98% of homes are owner-occupied, median household income is $157,000, and 2 public schools are designated for it. Figures throughout are City assessed values — directional and comparative, not exact sale prices ("typical" means the median).
Total homes
1,281
83.1% houses · 16.9% condos
Typical house
$638,500
42% above citywide · 33rd of 277
Typical condo
$387,000
106% above citywide
House $/sq ft
$275
$2,960/m² · 9% below citywide
Condo $/sq ft
$265
$2,852/m² · 40% above citywide
Typical lot
7,180 ft²
667 m² · 34% above citywide
Typical age
1990
median house build year
Where it is
At a glance.Bulyea Heights's location and boundary, with schools marked — green areas are parks and open space.
The homes
What's built here — the housing stock, its age, and the condo & rental supply.
What's here
Mostly houses. 83.1% houses (freehold) · 16.9% condos (condominium-titled).
Building types in detail
Bedrooms — homes here by bedroom count:
4% of homes needed major repairs in 2021, as assessed by their own residents.
Building-type, bedroom and condition figures from the 2021 federal census.
When it was built
Most homes here were built in the 1990s. The median build year is 1990.
Full age breakdown
Condos & multi-family
6 condo developments here — about 217 condo dwellings.
How condos & rentals are counted
6 condo developments, the largest around 85 units — about 217 condo dwellings in total. Separately-titled parking and storage stalls aren't counted as homes.
No purpose-built multi-family rental buildings (apartment blocks) in Bulyea Heights — its rental supply is individually-owned condos and any house suites.
Living here
The people and the day-to-day — who lives here, and the schools, shops, parks and transit around them.
Who lives here
Mostly homeowners. Median household income $157,000.
Resident snapshot from the 2021 federal census.
Median household income
$157,000
72% earn $100k+
Homeowners
98%
2% rent
Bachelor's degree or higher
56%
of residents 15+
Commute to work
91%
drive · 3% transit · 3% walk/bike
Median age 48.8; 42% of households have kids at home; 23% lived at a different address five years earlier.
Residents by age
Median age 48.8.
Household income spread
33% of households reported $200k or more; 5% under $50k.
Government transfers made up 9.3% of residents' 2020 income (including 2.2% pandemic supports — 2020 was a COVID income year); 6.4% of residents were below the low-income measure (LIM-AT).
Household total income, 2020, from the 2021 federal census (income shares and low-income prevalence as reported). Statistics Canada rounds and suppresses small counts, so shares may not sum exactly to 100.
Households & families
Average household size 2.8; families with kids at home average 1.8 children.
What residents do for work
Occupation groups (share of the labour force):
Industries residents work in (top 10; the rest combined):
Unemployment rate in the census reference week (May 2021): 10.6% — a pandemic-period snapshot.
How long people stay
6% of residents had moved within the previous year; 23% lived at a different address five years earlier.
Counts every change of address — moves within Bulyea Heights, into it, owners and renters alike.
Housing costs & affordability
A household earning the local median income would put about 10% of it toward typical owner shelter costs here.
Typical owner shelter cost
$1,250/mo
44.2% of owners hold a mortgage
Affordability in detail
Households spending 30% or more of their own income on their own shelter — the standard affordability-stress measure: 12.4% of owner households · 0% of renter households. (Different from the headline above, which compares the median cost against the median income — a typical-household what-if, not a count of stretched households.)
In core housing need (unaffordable, unsuitable or inadequate, with no affordable local alternative): 4% of owners.
Owners' own estimate of their home's value (2021): $576,000 median — self-reported, so it can differ from the assessed medians above.
Owner costs reflect current owners — including long-time, mortgage-free ones — not the cost to buy in today. The income-share figures compare 2020 median household income with shelter costs reported in 2021.
Schools
2 designated public schools. Edmonton Public catchment for Bulyea Heights: George H. Luck and Riverbend.
All schools, levels & catchment notes
Designated public schools (Edmonton Public Schools catchment for Bulyea Heights):
- ElementaryGeorge H. LuckK to Gr 6
- Junior HighRiverbendGr 7-9
Catchments are set by the school board and can change — and the City's published catchment data can lag new schools and boundary updates — so confirm the current designated school with Edmonton Public Schools before relying on it.
Schools located in Bulyea Heights:
- PublicGeorge H. LuckElementary
Independent / private schools aren't in the City's open data, so they aren't listed here. School-quality ratings are published separately by the Fraser Institute (not affiliated with this site).
Shopping & amenities
About 9 businesses in Bulyea Heights, employing roughly 168 people.
Business mix & how this is counted
From the City's business census (2025 survey).
The mix of what's here, from currently-licensed businesses:
Counts come from City of Edmonton business licences and the City's business census — a licence means a business is registered at an address here, not a guarantee it's open today , and includes home-based businesses (about 46% of licences here). Landlord rental licences are excluded, and a listing isn't an endorsement.
Parks & green space
2 parks (13 hectares) and 2 playgrounds in Bulyea Heights.
Parks
2
13 hectares total
Playgrounds
2
Green-space types & notes
Types of green space:
- Other green space1
- School & community park1
Counts come from the City of Edmonton's parks and playgrounds open data. A park is attributed to the neighbourhood its centre point falls in, so a large park or greenway that spans several areas is counted once — treat boundaries as approximate. Trail corridors appear here as greenways; off-street bike routes aren't included.
Transit & connectivity
No LRT line in Bulyea Heights today. The nearest station is Southgate (Capital Line), about 3.7 km away (straight-line). The neighbourhood is served by 6 bus routes.
Looking ahead, the nearest future stop is Meadowlark on the Valley Line West, about 5.5 km from the centre — under construction, targeted to open later this decade. Timelines can slip, and a nearby line doesn't imply any change in property values.
Nearest LRT
3.7 km
to Southgate
Bus routes
6
serving the area
Future LRT
5.5 km
Meadowlark · under construction
Bus routes & notes
6 bus routes serve Bulyea Heights: 31, 650, 657, 703, 706 and 724. They run from 28 boardable stops inside the neighbourhood.
No route here meets the frequent-service bar (≈ 15-minute weekday headway).
Bus routes and frequency come from the City's ETS GTFS schedule — the routes whose trips call at stops inside Bulyea Heights, with “frequent” meaning at least 100 weekday trips through the neighbourhood (about a bus every 15 minutes or better, counting both directions). Distances are straight-line (“as the crow flies”) from the neighbourhood centre — the actual walking or driving route is longer. Future stations are under construction; their locations and timelines come from City of Edmonton project pages and can change. Day-to-day commute mode (drive / transit / walk) is shown under “Who lives here.” Source: City of Edmonton LRT & ETS (GTFS) Open Data.
The market
Assessed value over time, and recent building activity.
Assessed value over time
Median assessed value changed +21% from 2012 to 2025.
That tracks Bulyea Heights's houses — largely the same homes throughout — so it's a real value change, not a shifting mix.
Building activity
Since 2015: 262 building permits, about 77 net new homes, and 4 secondary-suite permits.
Of those new units, roughly 1% are individually-owned (houses + condos), 99% purpose-built rental, and 0% in mixed-use buildings.
Split by building type (a strong proxy, not a guarantee of final tenure).
Permits year by year
Permits count every new home built — including purpose-built rental apartments and mixed-use buildings — so this can run well above the "total homes" figure above, which counts only individually-owned houses and condos.
Source
City of Edmonton Open Data — assessment, property info, building permits; Statistics Canada 2021 Census of Population (City of Edmonton neighbourhood tabulation). Contains information licensed under the Open Government Licence – City of Edmonton.
About these figures. They use the City of Edmonton's annual property assessment — its mass-appraisal estimate of value as of July 1 the prior year, informed by that year's sales but applied across the whole roll at once. That makes it a reliable directional and comparative signal (ideal for "how does this neighbourhood compare"), but not the exact price a specific home would sell for today — for that you need a comparative market analysis. Resident demographics and housing-cost figures (income and its distribution, age, education, commute, tenure, household types, shelter costs, occupations and industries, mobility) and the building-type, bedroom and condition mix are from the 2021 federal census — the most recent neighbourhood-level vintage; the City notes it fell during the pandemic, so treat these figures as directional. Census figures are adapted from Statistics Canada, 2021 Census of Population; this does not constitute an endorsement by Statistics Canada. 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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