North sector · CMHC Northwest zone · 2026 roll
Thorncliffe, Calgary: home values, suites and rental numbers
Thorncliffe (North sector) has a 2026 median detached assessment of $599,000, above 14% of Calgary communities. At an estimated $2,500 local house rent, its median house runs $1,056 short a month with 20% down; break-even is $3,742. A 1-bedroom suite here would rent near $1,648 (CMHC Northwest zone).
What stands out in Thorncliffe?
- Detached values rose 1.9% between the 2025 and 2026 rolls ($587,750 → $599,000), against a typical +2.4% across Calgary communities.
- 60 suites were registered here in 2023–2025 (21, 20, 19), and 20 more in 2026 to the end of October.
- A post-war housing stock: the median detached house dates from 1964, older than in 85% of communities.
- Median lot 5,997 sq ft, 14% larger than the 5,256 sq ft typical community.
- 9.1 registered suites per 100 houses (city 9.3); #60 of 214 for suites added in the last 12 months.
- 16% below the North sector's typical detached median ($714,500).
The median completed detached house here ($599,000), 20% down at 4.58%, rented at Thorncliffe's estimated house rent.
| Price / down payment | $599,000 / $119,800 |
|---|---|
| House rent (3+ bed) | $2,500StatCan $2,473 × Northwest zone index 1.01 |
| Mortgage | $2,674 |
| Vacancy and operating costs | −$882incl. $3,983/yr 2026 tax |
| NOI · cap rate | $1,618 · 3.24% |
| With a legal suite: upper $2,000 + suite $1,648 | −$200 a monthcap 4.96%; $120 suite costs |
| Cash flow, single unit | −$1,056 a monthDSCR 0.61 |
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 Thorncliffe?
| 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 Thorncliffe's values and tax change from 2025 to 2026?
| Home type | Homes | 2025 | 2026 | Tax 2025 → 2026 | Cap rate |
|---|---|---|---|---|---|
| Detached | 2,033 | $587,750 | $599,000 | $3,632 → $3,983 | 3.24% |
| Semi / duplex | 318 | $436,000 | $453,250 | $2,695 → $3,014 | 4.50% |
| Townhouse | 522 | $306,500 | $318,250 | $1,894 → $2,116 | 5.04% |
| Apartment condo | 42 | $198,750 | $210,500 | $1,228 → $1,400 | 5.55% |
What this means if you're investing in Thorncliffe
- It needs $3,742 to break even, $1,242 over the estimated local house rent; check Thorncliffe listings before assuming more.
- Even suited it runs $200 short; the price, down payment or rate has to change. 185 registered suites show the layouts allow them.
- Best yield here at local rents: the apartment condo ($210,500, 5.55% cap rate).
- Tax on the median house went from $3,632 to $3,983 a year.
Which North communities are priced like Thorncliffe?
| Community | Detached median | Break-even rent | Suites (12 mo) |
|---|---|---|---|
| Thorncliffe | $599,000 | $3,742 | 185 (23) |
| Beddington Heights | $588,250 | $3,678 | 204 (23) |
| Huntington Hills | $611,000 | $3,813 | 259 (41) |
| Coventry Hills | $578,000 | $3,618 | 200 (26) |
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 North sector or all communities; buying to live here? CalgaryMortgageCalculator.ca.