New$649,000
524 bd3+1 ba1,507 ft²$431/ft²
8715 83 Av NW
DuplexBonnie Doon1 day ago
E4506280 · Courtesy of Century 21 Masters
REALTOR.caSoutheast Edmonton · Neighbourhood profile
Bonnie Doon, Edmonton
Southeast areaEst. 1912Redeveloping
Edmonton's francophone neighbourhood, wrapped around Whyte Avenue's quiet east end and Mill Creek Ravine.
Median assessed
$489,500
1,665 residential properties
Vs. Edmonton
+14.8%
city median $426,500
Est. 2026 property tax
$5,073
10.3637 per $1,000 assessed
Population
4,975
2021 Census
31 homes for sale in Bonnie Doon
Live MLS® listings, newest first.
New
New$167,500
372 bd2 ba854 ft²$196/ft²
#319 8528 82 Av NW
ApartmentBonnie Doon1 day ago
E4506269 · Courtesy of Century 21 Masters
REALTOR.ca
New$2,399,000
63 bd11+1 ba4,721 ft²$508/ft²
8823 90 St NW
FourplexBonnie Doon2 days ago
E4506226 · Courtesy of Century 21 Signature Realty
REALTOR.ca
New$569,900
503 bd3 ba1,225 ft²$465/ft²
8523 84 Av NW
HouseBonnie Doon4 days ago
E4505872 · Courtesy of RE/MAX Excellence
REALTOR.ca
New$775,000
653 bd2+1 ba1,919 ft²$404/ft²
9324 93 St NW
HouseBonnie Doon4 days ago
E4505854 · Courtesy of RE/MAX Excellence
REALTOR.ca
New$424,500
433 bd1+1 ba1,046 ft²$406/ft²
8730 84 Av NW
HouseBonnie Doon6 days ago
E4505613 · Courtesy of RE/MAX Excellence
REALTOR.caMLS® listing content on this page is made available under our Terms of Use.
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Christopher Peel · REALTOR®
MaxWell® Polaris
This website is operated by Christopher Peel, REALTOR®, of MaxWell Polaris, Edmonton, Alberta — the brokerage responsible for this website.
The listing data above is provided under copyright by the Canadian Real Estate Association (CREA). The listing data is deemed reliable but is not guaranteed accurate by CREA nor BestYEGHomes.
Listing information last updated on August 31, 2026 at 11:10 a.m. MT.
In Bonnie Doon you can walk to a ravine, a university campus and Whyte Avenue, and very few Edmonton neighbourhoods offer all three. It sits between Mill Creek Ravine and 83 Street, running from Whyte Avenue north to the river valley. Most homes are post-war bungalows on wide lots, with new infill filling in between them. People come here for the location and stay for the trees.
Here is the catch: this neighbourhood is being rebuilt around you. The City calls Bonnie Doon a redeveloping area, and the permit record agrees. Buy a bungalow on a quiet block today, and that block may hold row houses and garden suites in five years. Some buyers want exactly that. Others find out after they move in.
The place
Community Profile
Bonnie Doon is the centre of French-speaking Edmonton, and that is not a marketing line — it is why the neighbourhood looks the way it does. Campus Saint-Jean, the University of Alberta's French campus, has stood at 8406 91 Street since 1908, and joined the university in 1963. École Maurice-Lavallée on 95 Street teaches French Catholic students through Grade 12. Near the campus you will hear French on the sidewalk.
Getting around is good by Edmonton standards. The Valley Line LRT stop opened in November 2023 on 83 Street, just off the east edge, which puts downtown one ride away. Whyte Avenue forms the south boundary, so groceries, restaurants and the Bonnie Doon Shopping Centre are a walk, not a drive. The busy stretch of Old Strathcona sits about seven blocks west — close enough to enjoy, far enough that the noise stays there.
People underrate the green space. Mill Creek Ravine runs down the west edge, and its trails join the wider river valley network. That is why the streets nearest the ravine hold their appeal through every market. Bonnie Doon Leisure Centre covers the indoor half of the year. The housing is mixed now: original bungalows, a few older walk-up apartments, and a growing share of new infill on the same lots.
What stands out
- Walk to Whyte Avenue
- Bonnie Doon Shopping Centre
- Close to river valley trails
- Active infill development
- Diverse housing stock
The price band
What Homes in Bonnie Doon Are Assessed At
Bonnie Doon’s median residential assessment sits at $489,500 — 14.8% above the Edmonton median of $426,500. Here is how that compares with the neighbourhoods right next door, which is the comparison that actually shapes what you can buy for your money.
- Bonnie Doon — this neighbourhood$490K
- Strathearn$478K
- Cloverdale$430K
- Ritchie$426K
- Idylwylde$405K
- King Edward Park$400K
- Strathcona$314K
One caution on reading this chart: each bar is a median across every residential property in that neighbourhood, houses and apartment condos together. An area with a lot of condo stock reads lower here — not because its houses are cheaper, but because the mix is different.
Source: City of Edmonton Open Data, property assessments (q7d6-ambg) — 2026 assessment and tax year · development permits to August 27, 2026. Residential properties assessed at $100,000 or more, which excludes parking stalls, storage units and vacant land. Assessed values are the City’s valuations for tax purposes, not sale prices.
Inside the range
- Average assessment
- $540,334
- With a garage on the roll (1,169)
- $557,000
- Without a garage (496)
- $262,750
The City records whether a property has a garage. That is a rough stand-in for the detached-house stock and nothing more — plenty of houses have no garage, and the flag says nothing about building type.
The longer view
How Assessed Values Have Moved
- 2015$402,5001,549 properties
- 2020$414,5001,673 properties
- 2025$462,0001,667 properties
- 2026$489,5001,665 properties
+21.6% in the median between 2015 and 2026, while the roll gained 116 properties.
Source: City of Edmonton Open Data, historical property assessments (qi6a-xuwt). Residential parcels assessed at $100,000 or more. The most recent year comes from the current assessment roll (q7d6-ambg), which classifies properties slightly differently — close enough to compare, not the same query.
Worth knowing
Why the neighbourhood's median moved — and what it doesn't tell you
A neighbourhood's median can rise in a year when no owner gained a dollar. The median is just the middle property on the tax roll, and infill changes which property that is. Each new row house or garden suite joins the roll near the top of the range, and that nudges the middle upward. The old bungalows did not move. The set being measured did.
It is the same effect that makes average sale price a poor read on one month of a market. It matters more here than in most of Edmonton, because the infill is real. The roll gained properties over the past decade while the median climbed. So part of that climb is real value, and part is arithmetic. Both numbers sit in the table above. The property count is the honest test of which is which.
The practical version. If you own here, your assessment is the City's view of your own property. The neighbourhood median tells you almost nothing about it. If you are buying, read the median as the area's price band, not as a forecast. Either way, an assessed value is a tax figure with its own date. It is not a sale price, and the gap runs both ways.
On the ground
What's Being Built in Bonnie Doon
60 residential-construction permits have been filed here since January 1, 2024, in a neighbourhood the City classifies as redeveloping.
- Single detached house24
- Row house18
- Apartment / multi-unit7
- Semi-detached house5
Of those, 26 include secondary suites and 14 include a garden suite or backyard house. A permit can appear in more than one row — a row house with suites is both.
Source: City of Edmonton Open Data, development permits (q4gd-6q9r), residential-construction permits only. Most recent in this set: August 27, 2026.
Recently filed
8853 - 95 STREET NW
To construct a Residential Use building in the form of a 4 Dwelling Row House with unenclosed front and rear porches, fireplaces, balconies (2.0m x 0.9m), and develop 4 Secondary Suites in the Basements.
Permit dated August 27, 2026 · Approved
8839 - 92 STREET NW
To construct a Residential Use building in the form of a Single Detached House with an unenclosed front porch.
Permit dated July 30, 2026 · Approved
9417 - 90 AVENUE NW
To construct a Residential Use building in the form of a 4 Dwelling Row House with unenclosed front porches, and to develop 4 Secondary Suites in the Basements.
Permit dated July 30, 2026 · Appealed
9416G - 96 STREET NW
To construct a Residential Use building in the form of a Backyard House (1 Dwelling with Garage).
Permit dated July 22, 2026 · Approved
A development permit is an application to build, and its status is the City’s — approved, in progress, or under appeal. None of them is a finished building, and not every one gets built. They are the earliest public signal of what a block is becoming.
The carrying cost
Property Taxes Here
Edmonton sets one residential tax rate for the whole city, so Bonnie Doon has no rate of its own — your bill is that rate applied to your own assessed value. At the 2026 rate of 10.3637 per $1,000 of assessment, a home at Bonnie Doon’s median of $489,500 would carry about $5,073 a year — roughly $423 a month. The rate splits into 7.7419 municipal and 2.6218 provincial education.
Your own bill will differ, because your assessment will. If it looks wrong, it can be challenged — our Edmonton property tax guide walks through how the bill is built, and how to appeal an Edmonton property assessment covers the complaint process and its deadlines.
Source: City of Edmonton Open Data, tax rates (pwis-wc4c), 2026 residential rate, applied to the median assessment above. An estimate for the median property, not a bill for any specific one.
The honest read
Living in Bonnie Doon — Pros & Cons
What works
You can actually walk your daily life
Whyte Avenue on the south boundary, Bonnie Doon Shopping Centre for groceries and errands, Mill Creek Ravine trails on the west, and the Valley Line LRT a few blocks east. Very few Edmonton neighbourhoods put all four inside a walk.
Mature lots, mature trees
Lots here are wider and deeper than anything built after 2000, and the tree canopy is full grown. A new suburb cannot deliver that at any price. It is why the streets near the ravine hold value.
Real transit, not transit on paper
The Valley Line stop opened in November 2023 and runs to downtown. In most of Edmonton, 'good transit access' means a bus that is theoretically possible to commute on. Here it is a train.
Infill means options at different prices
One neighbourhood, three kinds of home: original bungalows, new row houses, and suites. You can buy in at more than one price without leaving the area. That is rare this close to the ravine.
The tradeoffs
Your block is going to change
Redeveloping is the City's own word for it. The permit record shows what that means: teardowns, row housing, garden suites behind existing homes. Building next door is not a risk here. It is the pattern. Buy the block you can live with in ten years, not the one you see today.
The mall redevelopment is a long horizon, not a near-term win
The mall was rezoned in 2019 for a phased rebuild around the LRT. Its own planners describe it in decades, not years. Every permit filed on the site since then has been a sign, a facade or a tenant change. None has been construction. Do not pay today for a town centre that has not broken ground.
Older houses carry older-house costs
Post-war bungalows come with post-war systems. Budget for the furnace, the panel, the sewer line and the windows. Get a sewer scope before you waive conditions. The lot may be the asset. The house may be the liability.
Whyte Avenue cuts both ways
Walking distance to Whyte also means close to its traffic. The blocks nearest 82 Avenue and 83 Street are noisier than the interior streets. Walk the exact block on a Friday evening, not a Tuesday afternoon.
Around the neighbourhood
What's Nearby
Landmarks
- Bonnie Doon Shopping Centre
- Whyte Avenue
- Mill Creek Ravine
- Bonnie Doon Leisure Centre
Schools
- Edmonton Public Schools
- Edmonton Catholic Schools
Verify current catchments with the school boards — boundaries change.
Transit
Excellent — Valley Line LRT at Bonnie Doon stop, multiple bus routes, bike lanes on 83 Street
On the market
See homes for sale in Bonnie Doon→
Live MLS® listings, updated daily from the REALTOR.ca data feed — photos, prices, and full property details.
Bonnie Doon market data
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Good to know
Frequently Asked Questions
What are homes in Bonnie Doon, Edmonton worth?
The clearest public measure is the City of Edmonton's assessment roll, shown in full above. You get the median assessed value for Bonnie Doon, the city-wide median, and the neighbourhoods next door. Assessed value is a tax figure, not a sale price. The two differ, in both directions. For what homes actually sell for, MLS® pricing for the area is free with a BestYEGHomes account.
Is Bonnie Doon a good place to buy in Edmonton?
It suits you if you want an inner-city spot with big lots, a walkable daily life and real LRT access. It also suits you only if you are fine living in a neighbourhood that is being rebuilt. It suits you less if you want a block that looks the same in ten years, or a house that needs no work. The pros and cons above lay out both sides.
Where can I see homes for sale in Bonnie Doon right now?
Current MLS® listings for the area sit on our listings pages. They update daily from the REALTOR.ca data feed, with photos, prices and full details. This page covers what sits behind those listings: what the area is assessed at, how values have moved, and what is being built.
What kind of homes are in Bonnie Doon?
Mostly post-war bungalows on wide lots, plus older low-rise apartments and a growing share of new infill. The permit table above shows what has been filed lately: single detached infill, row housing, and a good number of secondary and garden suites added to homes that are already here.
What are property taxes like in Bonnie Doon?
Edmonton sets one residential tax rate for the whole city. Your bill is that rate times your own assessed value. The neighbourhood has no rate of its own. The figure above applies this year's rate to Bonnie Doon's median. Our Edmonton property tax guide explains how the bill is built, and how to check whether your own assessment is fair.
Does Bonnie Doon have LRT?
Yes. The Valley Line's Bonnie Doon stop opened on November 4, 2023. It sits on 83 Street just south of 84 Avenue, at the east edge of the neighbourhood. It runs to downtown and to southeast Edmonton, and it is the closest LRT stop to Whyte Avenue and Old Strathcona.
Is Bonnie Doon a safe neighbourhood?
We would rather point you at the data than hand you an adjective. The Edmonton Police Service publishes crime statistics by neighbourhood, updated regularly, and Bonnie Doon has its own numbers there. That is a better source than any agent's opinion, ours included. Walk the block at night as well as by day before you decide.
Why is Bonnie Doon called Edmonton's francophone neighbourhood?
Campus Saint-Jean, at 8406 91 Street, has anchored French life in the area since 1908 and joined the University of Alberta in 1963. École Maurice-Lavallée on 95 Street teaches French Catholic students through Grade 12. The French schools came first, and the neighbourhood grew around them.
ℹ️
n/a = fewer than 5 sales; CREA suppresses price data to protect privacy. 0 sales = no transactions recorded for that property type/area this period. Low-volume months (especially January) will show more gaps.
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