Bulyea Heights

At a glance

A southwest neighbourhood on the river valley, with almost entirely owner-occupied single-detached homes. Reported crime is among the lowest of the neighbourhoods here. About 2% of households rent, 89% of homes are single-detached.

Median assessed home

$685K

2026 assessment · city $422K

Residents

3,800

estimate for mid-2025, up from 3,505 at the 2021 census

Households renting

2%

city 37%

Permits per year

26

2021–2025 average

What the numbers mean

• The median assessed home is $685K, 62% above the Edmonton median of $422K.
• 2% of households rent, well below the 37% city-wide. Most people here own and stay a while.
• 24% are 65 or older, versus 13% city-wide, a sign of long-time residents and a settled pace.
• 89% of homes are single-detached houses, versus 51% city-wide.
• Building activity is lighter than the city as a whole, at about 26 permits a year.

Who lives here

Share of residents by age, 2019 city census, residents who gave an age.

Homes

Share of homes by type, 2016 census.

Daily errands on foot¹

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

Supermarkets

0

city median 2

Cafés and bakeries

1

city median 3

Pharmacies and clinics

0

city median 3

Playgrounds and dog parks

4

city median 6

Estimated property tax²

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

Median home

$7,100 a year

about $590 a month on a $685K assessment

Upfront closing costs³

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

$740

on $685K

Typical apartment rent nearby⁴

Bulyea Heights sits in CMHC's South West survey zone. October 2025 average rent of purpose-built rental apartments in that zone:

Studio

$1,147

+$39 vs metro average

1 bedroom

$1,385

+$84 vs metro average

2 bedroom

$1,606

+$8 vs metro average

3 bedroom or more

$1,889

+$87 vs metro average

How it's changing

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

*2026 is year to date.

Safety⁵

Reported incidents in the 12 months to September 2026, per 1,000 residents, compared with the median of 102 Edmonton neighbourhoods.

Reported crime

1.6

per 1,000 · below the 8.4 median

Violent crime

0.5

per 1,000 · median 3.2

Property crime

1.1

per 1,000 · median 5.2

• Reported crime runs about 81% below the median Edmonton neighbourhood: 1.6 incidents per 1,000 residents a year, versus 8.4.
• The most common reported crime is break and enter, 67% of the total. 67% of incidents are property crime.
• Crime has been roughly flat since 2023, at about 4 reported incidents a year.

Reported crime by year