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Cities / Calgary

Newer suburb · NW Calgary

Livingston

Fast-growing north community of new detached homes and townhouses

  • First-time buyers
  • Families
  • Commuters

At a glance

A north community still building out, with about 4,000 residents in 2021 and many more since. About 67% of homes are detached, 90% of households own, and the median assessed value is about $679K. Police data shows crime well above the city median and disorder calls above it, per resident.

Median assessed home
$679K
2026 assessment, all home types · city $575K
Residents
10,070
estimate for mid-2025, up from 3,985 at the 2021 census
Households renting
10%
city 34%
Permits per year
704
2021–2025 average

What the numbers mean

  • The median assessed home is $679K, 18% above the Calgary median of $575K.
  • That median blends very different homes. By type, the medians are detached $778K, semi-detached or row $551K, condo or apartment $284K (city: $718K detached, $478K semi or row, $295K condo). Compare like with like.
  • 10% of households rent, well below the 34% city-wide. Most people here own and stay a while.
  • 25% of residents are under 15, versus 18% city-wide. Expect busy schools, parks and playgrounds.
  • 31% of residents are 20 to 34, versus 21% city-wide. It skews young-professional.
  • 67% of homes are single-family houses, versus 55% city-wide.
  • Construction is very active: about 704 building permits a year, 5.0× the city rate per resident. Expect new homes, new neighbours and some dust.

Who lives here

Share of residents by age, 2021 census.

0-1425%
15-194%
20-244%
25-3427%
35-4419%
45-5410%
55-647%
65-743%
75+1%

Homes

Share of homes by type, 2019 civic census.

Single-family67%
Duplex12%
Townhouse13%
Apartment7%
Multi-plex & converted0%

Daily errands on foot1

Places within the community or a 5-minute walk of its edge, compared with the typical community in Calgary.

Supermarkets
0
city median 2
Cafés and bakeries
0
city median 4
Pharmacies and clinics
0
city median 4
Playgrounds and dog parks
7
city median 15

Assessed value by home type2

The overall median mixes house types, so it can match none of them. Split by type, 2026 assessments:

Detached house
$778K
2,639 homes · city $718K
Semi-detached or row
$551K
893 homes · city $478K
Condo or apartment
$284K
272 homes · city $295K

Estimated property tax3

What owning here costs each year in property tax at the median assessed value of each home type. Renters don’t pay it directly, but landlords pass it on.

Detached house
$5,170 a year
about $430 a month on a $778K assessment
Semi-detached or row
$3,660 a year
about $305 a month on a $551K assessment
Condo or apartment
$1,890 a year
about $155 a month on a $284K assessment

Upfront closing costs4

Alberta has no land transfer tax; the Land Titles transfer fee is about 0.1% of the price. Government fees at the median home price:

Land title transfer fee
$730
on $679K

Typical apartment rent nearby5

Livingston sits in CMHC's Northwest survey zone. October 2025 average rent of purpose-built rental apartments in that zone:

Studio
$1,501
+$63 vs metro average
1 bedroom
$1,646
+$65 vs metro average
2 bedroom
$1,816
−$92 vs metro average
3 bedroom or more
$2,216
+$98 vs metro average

Flood and airport noise6

None of Livingston lies inside the City's regulatory flood map.

Livingston is outside the airport's noise forecast contours (NEF 25 and above).

Schools7

  • No public, Catholic, French-language or charter school is located inside Livingston. From the middle of the community, the nearest elementary school is about 1.4 km away, the nearest junior high 1.4 km and the nearest high school 1.2 km. 3 other elementary schools lie within 2 km.

The school nearest the house may not be the school your child is assigned to. Boards assign a designated school by street address, and a community can be split across several, or have none inside its boundary. The boards don’t publish these attendance areas as open data, only an address lookup: use the CBE Find a School tool (including French Immersion and IB) or contact the Calgary Catholic School District with the exact address before you rent or buy. Capped schools can also place new students elsewhere.

We don’t rate schools: test results are not open data, so a school’s quality is something to ask about on a visit.

LRT access8

Livingston is about 8.5 km from the nearest LRT station, Martindale (Blue Line). Most people here drive or take a bus to reach the train.

How it's changing

Building permits issued each year, a leading signal of new homes and renovations.

*2026 is year to date.

What the building permits are for9

Teardowns and infill
61 a year
Demolitions plus new semis, rowhouses and townhouses: construction noise, dumpsters and change on the street
Secondary suites
99 a year
New basement, garage and garden suites: more rental homes and more cars on the street
Home improvements
80 a year
Renovations, additions and decks: owners investing in homes they plan to keep

Safety10

Reported incidents in the last 12 months (October 2025 to September 2026), per 1,000 residents, compared with the median of 177 Calgary communities.

Reported crime
10.9
per 1,000 · a little below the 13.5 median
Disorder calls
20.5
per 1,000 · below the 32.1 median
Violent crime
2.0
per 1,000 · median 2.3
Property crime
8.9
per 1,000 · median 10.6
  • Reported crime runs about 19% below the median Calgary community: 10.9 incidents per 1,000 residents a year, versus 13.5.
  • The most common reported crime is theft from vehicles, 20% of the total. 82% of incidents are property crime.
  • Reported crime has risen since 2020 (22 to 96 incidents a year), in step with the community's rapid growth.
  • So far in 2026 (January to September) there have been 82 incidents, 21% more than the same months of 2025.

What gets reported

Top crime types in the rate, same period.

Theft from vehicles20%
Vehicle theft16%
Other violence16%
Assault13%
Break-in: home13%

Disorder calls

Most common non-criminal calls to police.

Disturbance21%
Suspicious Person17%
Suspicious Vehicle17%
Noise Complaint13%

Reported crime by year

*2026 is year to date.

Sources and notes

  1. Source: OpenStreetMap contributors (ODbL), counted October 19, 2026. Counts places inside the community or within 400 m (about a 5-minute walk) of its edge, in a straight line. Volunteers map OpenStreetMap, so some places may be missing and counts are a guide, not a census. Supermarkets are tagged shop=supermarket; cafés amenity=cafe and shop=bakery; pharmacies and clinics amenity=pharmacy and amenity=clinic; playgrounds and dog parks leisure=playground and leisure=dog_park. Medians are across the communities in this guide. ↩
  2. Source: Current Year Property Assessments. Assessments estimate market value on July 1, 2025, so they trail current sale prices, and they are not MLS benchmark prices (CREB benchmarks are not open data). Types are grouped from the City's property-use codes; see About. ↩
  3. Source: City of Calgary 2026 tax rates. 2026 residential rate 0.665% of assessed value (City 0.38906% + provincial education 0.27593%), applied to this community's median assessment for each home type. Homeowners pay tax on the assessed value, not the sale price. Excludes utility bills, local improvement charges, grants and credits, and anything above or below the median. ↩
  4. Source: Government of Alberta, Land Titles and Surveys fee schedule. 2026 rules, applied to this community's median assessment. A mortgage adds its own registration fee on the loan amount on the same $50 + $5 per $5,000 scale. Legal fees, title insurance, inspection and adjustments are extra. ↩
  5. Source: CMHC Rental Market Survey, Housing Market Information Portal. These are zone averages across all units in apartment buildings of three or more units, not a figure for Livingston alone, and they are not asking rents. Houses, basement suites and condos rented out by owners are not included. Zones are large, so neighbouring communities can share one figure. ↩
  6. Sources: City of Calgary Open Data, Regulatory Flood Map (the version now in the Land Use Bylaw; a proposed update is still under review) and Noise Exposure Forecast Contours. Percentages are shares of the community's land area, not of homes, from a grid sample. They don't cover groundwater or sewer backup flooding. Hail and wildfire smoke affect the whole city; see the Calgary page. ↩
  7. Schools: City of Calgary Schools. Students: Alberta Education enrolment, 2023-24 (2019-20 for the trend). Online, outreach and special programs are left out, and recently opened schools may be missing. ↩
  8. Distances are in a straight line, not along streets, measured from points across the community to the closest of the 45 CTrain stations. Rivers, rail lines and highways can make the real walk longer. The Green Line is not included because it is not yet open. Source: City of Calgary Transit LRT Stations. ↩
  9. Source: City of Calgary Building Permits, permits issued 2021–2025, averaged per year, pulled October 2026. Teardowns and infill: residential demolition permits (house or semi-detached) plus new semi-detached, rowhouse, townhouse and attached-unit permits. Secondary suites: below-grade suites, garage dwelling units and garden suites. Home improvements: residential alterations, additions, repairs, decks and basement development, excluding suites, garages and apartment work. Each unit of a semi-detached pair has its own permit. New detached houses and commercial permits are not in these three groups, and a permit is not proof that work was finished. ↩
  10. Source: Calgary Police Service, Community Safety Data (2020 to Q3 2026). Rates use estimated mid-2025 population. Incidents are counted where they occur. Counts of 1 to 5 are rounded by CPS. This community has grown fast since 2021, so its population is an estimate and its housing mix (2019) may be out of date. How we calculate this. ↩