8504 85 AV NW

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$474,900

8504 85 AV NW

Bonnie Doon, Edmonton · MLS® E4507859

702 m² lot · Land · Vacant Land · 45 days on market

listed by Caitlin Heine, RE/MAX Real Estate

realtor's description

Rare opportunity in one of Edmonton's most sought-after mature neighbourhoods. This 7,552 sq ft pie-shaped lot in the heart of Bonnie Doon sits on a quiet cul-de-sac with back lane access. Asbestos remediated, and build-ready. No demo. No unknowns. Measuring 38 ft along the cul-de-sac, 100 ft across the rear, with sides running 104 ft and 134 ft, the pie shape widens generously toward the back, delivering exceptional build depth and rear yard flexibility. RS Zoning: this lot qualifies for up to 8 units, row housing, multiplex, infill, or a custom single-family home with suite. The back lane supports a garage suite or secondary access, adding even more development optionality. Steps from the Valley Line LRT, Faculty Saint-Jean, Mill Creek Ravine trails, Whyte Avenue, and the University of Alberta. Perfect for a developer ready to break ground, an investor looking for your next project, or a buyer dreaming of building something truly custom on a large lot in an established central neighbourhood.

property details

type: Land, Vacant Land
lot: 702 m²
parking: 0
days on market: 45
MLS®: E4507859

features

Flat site
Lane
Level
Public Swimming Pool

city assessment

$342,500

2026 assessment · market value as of July 1, 2025

Down 27.2% from $470,500 in 2025
$413,500 in 2016 (-17% over ten years)
Asking price is 39% above the assessment
Lot 702 m² (7,554 sq ft)

roll year	assessed
2026	$342,500
2025	$470,500
2024	$419,500
2023	$440,000
2022	$418,500
2021	$410,000
2020	$428,500
2019	$437,500

From City of Edmonton open data (property assessments), matched to 8504 85 AVENUE NW. A mass appraisal of market value, not an appraisal of this home; a new build may be assessed before it was finished.

property tax

about $3,549 a year

The 2026 assessment times Edmonton's 2026 residential rate of 10.36 per $1,000 (municipal and education).

Estimate from Alberta Municipal Affairs mill rates. Leaves out local improvement levies and utilities; the municipality's tax notice is the real figure.

monthly cost

$2,069/mo

Mortgage $2,069

20% down at 4.34% fixed (Ratehub.ca), 25 years.

estimated payment

$2,069/ monthly

loan $379,920

25-year amortization

down payment20% · $94,98020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 25, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $240,808
land title fees: $955; transfer + mortgage registration; Alberta has no transfer tax
cash to close: $95,935; down + land title fees
total paid: $620,728

Estimates only. Rates change daily and lenders qualify at the stress-test rate. Talk to a mortgage broker before you offer.

location

Bonnie Doon, EdmontonGoogle Maps ↗

Rapid transit: Bonnie Doon LRT station, 300 m (about 5 min walk); Holyrood LRT station, 800 m (about 12 min walk).

schools

Catchment schools, Edmonton Public Schools

Elementary K to Gr 6 Rutherfordhomes in this catchment
24566.0 km away · 8620 - 91 Street NW, Edmonton · (780) 466-2891 · website
Middle Gr 7-9 Kenilworthhomes in this catchment
24565.1 km away · 7005 - 89 Avenue NW, Edmonton · (780) 466-2104 · website
Secondary Gr 10-12 McNallyhomes in this catchment
24567.4 km away · 8440 - 105 Avenue NW, Edmonton · (780) 469-0442 · website

From the Edmonton Public Schools's published catchment maps (2021, the latest published). A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.

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