Northwest sector · CMHC Northwest zone · 2026 roll
Bowness, Calgary: home values, suites and rental numbers
Bowness (Northwest sector) has a 2026 median detached assessment of $610,000, above 15% of Calgary communities. At an estimated $2,500 local house rent, its median house runs $1,111 short a month with 20% down; break-even is $3,807. A 1-bedroom suite here would rent near $1,648 (CMHC Northwest zone).
What stands out in Bowness?
- Detached values rose 7.2% between the 2025 and 2026 rolls ($569,000 → $610,000), against a typical +2.4% across Calgary communities.
- 176 suites were registered here in 2023–2025 (33, 38, 105), and 128 more in 2026 to the end of October.
- A 1970s–80s housing stock: the median detached house dates from 1971, older than in 76% of communities.
- Median lot 6,047 sq ft, 15% larger than the 5,256 sq ft typical community.
- 21.3 registered suites per 100 houses (city 9.3); #9 of 214 for suites added in the last 12 months.
- 21% below the Northwest sector's typical detached median ($777,000).
The median completed detached house here ($610,000), 20% down at 4.58%, rented at Bowness's estimated house rent.
| Price / down payment | $610,000 / $122,000 |
|---|---|
| House rent (3+ bed) | $2,500StatCan $2,473 × Northwest zone index 1.01 |
| Mortgage | $2,723 |
| Vacancy and operating costs | −$888incl. $4,056/yr 2026 tax |
| NOI · cap rate | $1,612 · 3.17% |
| With a legal suite: upper $2,000 + suite $1,648 | −$255 a monthcap 4.85%; $120 suite costs |
| Cash flow, single unit | −$1,111 a monthDSCR 0.59 |
The suite case assumes the upper floor rents as a 2-bedroom house and the suite at the Northwest zone's CMHC 1-bedroom average; a suited house usually costs more to buy, so enter the real price. Open the suite version.
What do rentals rent for around Bowness?
| Unit | Northwest zone |
|---|---|
| 1-bedroom apartment | $1,648 |
| 2-bedroom apartment | $1,818 |
| 3+ bedroom townhouse | $2,186 |
| Apartment vacancy | 6.4% |
Adapted from Canada Mortgage and Housing Corporation, Rental Market Survey, Calgary CMA, October 2025; not an endorsement by CMHC. House rents are our zone-scaled estimate (method).
How did Bowness's values and tax change from 2025 to 2026?
| Home type | Homes | 2025 | 2026 | Tax 2025 → 2026 | Cap rate |
|---|---|---|---|---|---|
| Detached | 2,185 | $569,000 | $610,000 | $3,517 → $4,056 | 3.17% |
| Semi / duplex | 899 | $474,500 | $534,500 | $2,933 → $3,554 | 3.71% |
| Townhouse | 545 | $334,750 | $354,500 | $2,069 → $2,357 | 4.46% |
| Apartment condo | 221 | $245,000 | $231,500 | $1,514 → $1,539 | 4.98% |
What this means if you're investing in Bowness
- It needs $3,807 to break even, $1,307 over the estimated local house rent; check Bowness listings before assuming more.
- Even suited it runs $255 short; the price, down payment or rate has to change. 465 registered suites show the layouts allow them.
- Best yield here at local rents: the apartment condo ($231,500, 4.98% cap rate).
- Tax on the median house went from $3,517 to $4,056 a year.
Which Northwest communities are priced like Bowness?
| Community | Detached median | Break-even rent | Suites (12 mo) |
|---|---|---|---|
| Bowness | $610,000 | $3,807 | 465 (144) |
| Ranchlands | $638,250 | $3,974 | 71 (10) |
| Montgomery | $683,000 | $4,238 | 167 (59) |
| Citadel | $701,500 | $4,347 | 84 (20) |
Sources: City of Calgary open data (2026 and 2025 assessment rolls, suite registry; Open Government Licence – City of Calgary), Statistics Canada, CMHC. Medians are our calculation; see the methodology. Back to the Northwest sector or all communities; buying to live here? CalgaryMortgageCalculator.ca.