**At the time of writing this blog, US tariffs have not yet been implemented. All sources cited were created before the potential tariffs, which means they may not accurately reflect Calgary’s economic forecast.
From an increase in highrises scattered across the metropolitan area to four-plexes popping up in communities that once held only detached, single-family homes, the city is making room for the recent population surge.
This has resulted in mixed reviews, and there’s much to navigate in the realm of multi-family housing in Calgary. If you’re considering building a multi-family development, talking with our team to learn more can get your project started on the right foot.
More Multi-Family Developments: How We Got Here
“I just moved to Calgary.” You’ve likely heard this phrase several times if you’ve made new acquaintances in the past two years. As the fastest-growing city in Canada, Calgary saw a population increase of 96,000 people in 2023-2024—a growth rate of 6%.
While growth rates are estimated to decrease for the next several years, more housing options are needed to rebalance supply and demand in an effort to bring down housing costs.
And because Calgary has such a strong economy, it’s forecasted to be a leading commercial real estate market in Canada in 2025, making it an appealing location for developers.
Enter: The rise of multi-family residential living in Calgary.
For some, it’s an opportunity for growth. For others, the change isn’t entirely welcome. Wherever your stance falls, understanding more about multi-family developments can help you know what to expect in the coming years or guide your development decisions.
Key Takeaways
- Growing population: 2023 and 2024 saw a surge in population growth. It even resulted in a shortage of rental properties. More recently, City Council received recommendations to reclassify and introduce new fees and regulations to short-term rentals to help increase long-term rental availability.
- Seller’s market: While 1,322 properties were sold in 2024, only 1,239 were put on the market. With a sales-to-new listings ratio of 107%, Calgary is indeed in a seller’s market, driving average housing prices upward.
- Strong economy: The Calgary & Region Economic Outlook 2024-2029 estimates that Calgary’s economy will grow faster than the national economy due to several reasons:
- Improved market accessibility and better transportation capability may improve the cash flow of the energy sector and boost local and provincial economies.
- Elevated housing demand may drive investment intentions and construction.
- A more favourable financing environment and larger consumer base may boost household consumption and encourage business investment.
Calgary is one appealing place to call home, and its current economic outlook could be prosperous.
What to Know About Muti-Family Developments
When considering zoning allowances, demand, and investment potential, developers need to navigate city policies, council votes, and local planning considerations. Here’s what you should know if you’re considering building or investing in a multi-family development in Calgary.
What Is a Multi-Family Home?
Multi-family housing in Calgary is any residential building designed to accommodate several housing units. Ranging from duplexes and townhomes to apartments and condos, it’s designed to increase urban density while providing affordable housing options and optimizing land use.
Types of Multi-Family Housing in Calgary
Duplexes & Semi-Detached Homes
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- Two separate dwellings within one building, each with an entrance.
- Common in suburban areas and older inner-city neighbourhoods
Rowhouses & Townhomes
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- Attached homes with shared walls and individual entrances.
- Popular in transit-oriented areas and growing suburban developments.
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Fourplexes & Small-Scale Multi-Unit Housing
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- Buildings containing three to four units, often on corner lots.
- These are becoming more common due to zoning changes supporting gentle densification.
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Mid-Rise & High-Rise Apartments
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- Typically five storeys or higher, housing multiple units with shared entrances and amenities.
- Found in urban hubs like downtown, Beltline, and transit corridors.
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Mixed-Use Developments
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- Multi-family housing integrated with commercial spaces (e.g., retail on the ground floor with apartments above, such as the new Enzo building on 17th Ave).
- Encouraged in high-density areas like Bridgeland, Marda Loop, and University District.
Calgary Blanket Re-Zoning
The City’s blanket rezoning in May 2024 didn’t come without pushback. Though City Council ultimately ruled in favour of the zoning in a 9-6 vote, residents expressed that denser housing ignores property rights.
Designed to address the city’s housing shortage, blanket rezoning was said to help create a more diverse array of housing options for residents, including more duplexes and row housing.
Not Every Development Gets Approved
On February 4th, City Council voted not in favour of including three community plans (North Hill, Westbrook, and Heritage) in the city’s blanket rezoning. This has created uncertainty for developers going forward, as existing plans conflict with new R-CG zoning rules.
We believe that, overall, blanket rezoning was a positive step, but existing policies override some of the intended changes, meaning that your project may not be guaranteed.
Calgary’s Planning Department is working on aligning these existing policies with rezoning efforts to help determine the next steps and provide more clarity.
The Best Neighbourhoods in Calgary for Multi-Family Developments
While one of our specialties is multi-family home design, we don’t believe these developments belong in every neighbourhood. We know it can come as a shock to see your neighbour’s single-storey, detached home turn into a four-plex—and we understand how Calgary residents are feeling.
However, it’s important to also look at the big picture.
Why Is Multi-Family Housing Important for Calgary’s Growth?
Multi-family housing can help Calgary in ways such as:
- Provides more housing options for the growing population.
- Can be more affordable for rent and purchase than single-family homes.
- Makes intergenerational living easier, with families living in the same complex but separate units.
- Creates reliable income streamers for those who choose to rent their units.
- Encourages walkable communities and reduces urban sprawl.
- Fits with Calgary’s densification and transit-oriented development strategies.
Since multi-family developments are here to stay, the question now becomes: how do we find balance between community members and developers?
Where Is Multi-Family Housing Most Viable in Calgary?
Developers looking to build multi-family housing should focus on:
- Transit-Oriented Development Areas: Locations near LRT stations, major bus routes, and upcoming transit expansions (e.g., Green Line developments).
- Corridors Identified for Higher Density: The City of Calgary has designated certain roads and intersections for increased housing density.
- Established Inner-City Neighborhoods: Communities like Inglewood, Hillhurst, and Altadore offer strong demand for townhouses and small-scale multi-family developments.
- Mixed-Use Growth Hubs: Areas like Bridgeland, Marda Loop, and the Beltline have favourable zoning for mid-rise apartments and mixed-use projects.
Key Takeaways
- Multi-family project success is more likely in identified growth areas than neighbourhoods resistant to change.
- Corner lots are a safer investment at this time.
- Focusing on busier streets increases approval chances.
Helpful resource: View the maps of the Local Policy Plans to identify which parcels of land are impacted and find an area that’s more likely to be approved.
Confidently Navigate Multi-Family Housing
While multi-family housing isn’t new to Calgary, zoning changes were approved only last year. While the City goes through growing pains and finds balance, having an expert by your side can help you navigate the complexities of starting a multi-family development.
That’s where we come in. We can provide feedback on past, current, and future developments and give you the support you need to pursue your project with confidence.
Call us today to get answers to your questions about where to start. We can point you in the right direction or work with you to create a multi-family development that residents will love.