Investment and Revenue Properties for Sale in Edmonton
Inventory turns over quickly. Search everything on the market or ask Ryan to watch for the next one.
Edmonton income properties today
As of November 1, 2026 there are 294 investment properties for sale in Edmonton at a median list price of $675,000: 216 homes with a legal suite, 29 more with a suite not confirmed as legal, 10 full duplexes and 39 triplexes and fourplexes. 30 came on the market this week.
Redevelopment potential is governed by the City’s Zoning Bylaw 20001, which allows small-scale multi-unit housing in most neighbourhoods.
Every Edmonton listing that brings in more than one rent: houses with a basement, garage or garden suite, full duplexes, triplexes and fourplexes. Suites are read from each listing’s own description and checked against the City’s permit history, so ask Ryan before you rely on one being legal.
Evaluating an Edmonton income property
The numbers that matter: realistic market rents by unit type, vacancy allowance, condo or maintenance costs, and the zoning that determines what the lot could become — Edmonton’s RS small-scale residential zoning has changed the redevelopment math in many mature neighbourhoods. Ryan runs these numbers with investors before any offer. Start the conversation.
Edmonton investment properties at a glance, as of November 1, 2026
A home counts here when it produces, or is described as producing, more than one rent: three or four units, both sides of a duplex, or a suite. The suites come from what each listing says, read sentence by sentence — “potential for a future suite” does not count — and from the City of Edmonton’s permit history for the address. 5,464 of the 5,464 homes for sale in Edmonton had a description to read.
What is for sale, by type
Houses with a suite are 83% of what is for sale. There are 39 triplexes and fourplexes, 25 of them built since 2015 — mostly the infill kind that Zoning Bylaw 20001 allows on an ordinary lot.
| Type | For sale | Median price | Beds | Per sq ft | Days listed |
|---|---|---|---|---|---|
| Triplexes and fourplexes | 39 | $1,850,000 | 5 | $401 | 52 days |
| Full duplexes | 10 | $580,000 | 5 | $375 | 30 days |
| Homes with a legal suite | 216 | $660,000 | 5 | $369 | 45 days |
| Homes with a suite not confirmed legal | 29 | $540,000 | 4 | $377 | 46 days |
Most “duplexes” are one home
The MLS® system files 427 Edmonton listings as duplexes, at a median of $445,000. Only 2 of them are described as both sides for sale together. The rest are one side of a side-by-side, bought and lived in like a house — an income property only when it has a suite, which 42 of them do, and those are counted above.
Every one of them, as a home, is on Edmonton duplexes for sale.
Where the income properties are
28 neighbourhoods have 4 or more, holding 148 of the 294. The most are in Chappelle Area (10), McKernan (8), Alberta Avenue (7), Bonnie Doon (7). By area: Central 122, Southwest 49, Southeast 37, Northwest 31, West 29, Northeast 26. “Legal or multi-unit” counts the legal suites, full duplexes and 3–4 unit buildings — the ones with more than a description behind the second rent.
| Chappelle Area | Southwest | 10 | 10 | $592,000 | $347 |
| McKernan | Central | 8 | 7 | $844,000 | $403 |
| Alberta Avenue | Central | 7 | 7 | $443,000 | $392 |
| Bonnie Doon | Central | 7 | 7 | $1,050,000 | $508 |
| King Edward Park | Central | 7 | 6 | $925,000 | $330 |
| Laurel | Southeast | 7 | 7 | $930,000 | $322 |
| Westmount | Central | 7 | 7 | $1,050,000 | $519 |
| Inglewood | Central | 6 | 5 | $797,000 | $380 |
| Alces | Southeast | 5 | 5 | $800,000 | $392 |
| Allard | Southwest | 5 | 5 | $499,000 | $308 |
| Canora | Northwest | 5 | 5 | $530,000 | $375 |
| Edgemont | West | 5 | 5 | $600,000 | $343 |
| Forest Heights | Central | 5 | 4 | $760,000 | $520 |
| Grovenor | Southwest | 5 | 5 | $699,000 | $384 |
| Hazeldean | Central | 5 | 4 | $675,000 | $373 |
| Keswick | West | 5 | 5 | $600,000 | $355 |
| Montrose | Central | 5 | 4 | $550,000 | $391 |
| Calder | Northwest | 4 | 2 | $480,000 | $342 |
| Charlesworth | Southeast | 4 | 4 | $764,000 | $336 |
| Fulton Place | Central | 4 | 3 | $609,000 | $416 |
| High Park | Northwest | 4 | 4 | $812,000 | $412 |
| Lauderdale | Northwest | 4 | 4 | $520,000 | $333 |
| Mccauley | Central | 4 | 4 | $538,000 | $275 |
| Parkdale | Central | 4 | 4 | $418,000 | $363 |
| Queen Alexandra | Central | 4 | 4 | $649,000 | $425 |
| The Orchards At Ellerslie | Southeast | 4 | 4 | $635,000 | $334 |
| The Uplands | West | 4 | 4 | $682,000 | $348 |
| Walker | Southeast | 4 | 4 | $630,000 | $291 |
Running the numbers
Two figures decide most small rental purchases. Net operating income is a year’s rent, less an allowance for vacancy, less the costs of owning the building — property tax, insurance, utilities the landlord pays, maintenance and management — before any mortgage. The cap rate is that income divided by the price. Cash flow is the same income after the mortgage.
As a worked example only: a house with a legal suite bought for $600,000 that rents both levels for $3,600 a month brings in $43,200 a year. Allow 4% for vacancy and $11,000 for tax, insurance and upkeep, and the net operating income is about $30,500, a cap rate of about 5.1%. Change the rent by $200 a month and it moves by 0.4 points, which is why the rent assumption is the one to check hardest.
What to check in Edmonton: current rents and vacancy by unit type in CMHC’s Rental Market Report; the 2026 residential tax rate, about $816 a year for every $100,000 of assessed value; and whether the suite is permitted. A suite built without development and building permits is not a legal suite, whatever the listing calls it — every listing page on this site shows the City’s permit history for the address.
Alberta has no cap on rent increases, but a landlord may raise the rent only once in 12 months, with three full tenancy months’ written notice on a monthly tenancy. The 2026 Edmonton rental market report goes neighbourhood by neighbourhood, garden and garage suites covers adding a unit, and short-term rentals the City’s licensing rules.
Other ways in
Foreclosures are bought as-is, often below market and often needing work. Infill homes show what is being built on the lots that suit a rebuild, and condos are the lowest price of entry, with the condo fee counted as an operating cost.
Common questions
How many investment properties are for sale in Edmonton?
294 as of November 1, 2026: 216 with a legal suite, 29 with a suite not confirmed as legal, 10 full duplexes and 39 triplexes and fourplexes.
Where are the most investment properties for sale in Edmonton?
Today, Chappelle Area (10), McKernan (8), Alberta Avenue (7), Bonnie Doon (7). The table above lists every neighbourhood with 4 or more.
What makes a basement suite legal in Edmonton?
A development permit and a building permit from the City for the suite. A listing that says “legal” is the seller’s description; the City’s permit record for the address is the check, and it is on every listing page here.
What is a good cap rate for an Edmonton rental?
It depends on the building and the rent you can prove, which is why this page does not print one. Work it from the rent, a vacancy allowance and the real operating costs, then compare it with what the same money earns elsewhere.
Can I raise the rent on a tenant I inherit?
In Alberta, once every 12 months, with three full tenancy months’ written notice on a monthly tenancy. There is no cap on the amount.