What a main-floor primary really means for long-term Calgary living
- Asking, July 24, 2026
- $1,100,000
- What I'd pay
- $1,020,000
- Against asking
- -7.3%
- Overall
- 7.4/10
My read
This is a main-floor primary bungalow in Rocky Ridge, and that specific format, one level of living with a finished basement for guests or family, is genuinely rare above $900k in the NW. The asking price sits well above the active Rocky Ridge comp median of $829,800, so a buyer needs to understand exactly what they're paying a premium for, and whether those features match their life stage. If main-floor living, a six-burner gas range, solar, and a custom library wall are things that matter to you, this home was clearly built with intention.
The play
If main-floor primary living is genuinely what your next chapter looks like, go see this one in person, because bungalows with this finish level in Rocky Ridge do not come up often. Before you go, pull the permit history on the solar installation and ask your agent to request a full list of included appliances in writing. Then anchor your thinking against 115 Rockmont Court NW and 10450 Rockyledge Street NW as your two clearest comp references, and decide how much the single-storey format and no-neighbours-behind lot are worth specifically to you.
Risks
- Worth confirming in person that the solar system installation was permitted and that any related roof work has been inspected, as the listing description mentions it but photos show panels on the roof and condition is best verified by a home inspector.
- The listing notes 'no neighbours behind' as a lot feature, which is a meaningful selling point; worth confirming in person exactly what sits behind the property (green space, pathway, or another lot).
- At 1,722 sqft above grade with 3 beds (one above, two below), the main-floor bedroom count is effectively one; buyers who want two bedrooms on the same level should ask specifically about the layout before visiting.
- Annual property tax of $6,365 is on the higher side relative to the NW detached benchmark, which is normal at this price point but worth factoring into your monthly carrying cost calculation.
- The appliances listed in the MLS data (washer, refrigerator, dryer) are limited; worth confirming in person which appliances, including the six-burner gas range and double wall ovens mentioned in the listing description, are included in the sale.
A well-located Rocky Ridge bungalow with genuine lifestyle appeal, but at $639/sqft it sits well above what the area is currently bearing, so a value or investor buyer would need meaningful room on price to make the numbers work.
The price read
At $1,100,000 on 1,722 sqft, this home is asking $639/sqft against an area average of $443/sqft across 12 active Rocky Ridge listings, a 44.2% premium over what the neighbourhood is currently absorbing. The active median list price in Rocky Ridge sits at $829,800, putting this property 32.6% above that midpoint. As a seasoned assessor, I would underwrite this closer to the $850,000 to $920,000 range to be competitive with where the market is trading, and even that assumes the home presents in exceptional, turnkey condition. With NW Calgary in a balanced market trending down 1.1% year over year and city-wide inventory softening by 2.1%, buyers carry more weight at the table than they did two years ago.
For an investor
For an investor, the entry price is the single biggest hurdle here. Without a supplied rent figure, I estimate the upper main floor of a 1,722 sqft Rocky Ridge bungalow could fetch roughly $2,800 to $3,200/month unfurnished, and a finished legal basement suite (if permitted and registered) could add an estimated $1,400 to $1,700/month, bringing a potential combined gross to roughly $4,200 to $4,900/month. At $1,100,000 that implies a gross yield of approximately 4.6% to 5.3% before mortgage, vacancy, maintenance, management, and insurance, which is thin for a detached property at this price point. An investor would need to either negotiate the price down meaningfully, or confirm a strong long-term hold thesis in a low-supply NW pocket to justify the carry. The home sitting only 4 days on market versus an area average of 43 days suggests real demand, but that urgency deserves scrutiny around price history and potential relists before reading it as purely organic velocity.
Value-add angles
- Legal basement suite potential: the finished full basement with 2 beds below grade may support a secondary suite conversion, verify current suite status, permits, and City of Calgary registration before counting any income
- Buy-and-hold in a low-supply NW pocket: Rocky Ridge MoS of 2.07 is tighter than the city average, which supports long-term price stability
- Cosmetic or mechanical refresh to push upper rent range, particularly if kitchen and baths are original 2012 vintage
- Negotiate price toward assessed or underwritten value, a $150,000 to $200,000 reduction would materially change the yield and resale story
Verify before you rely on this
- True days-on-market and full price history: 4 DOM looks compelling but confirm there are no prior listings or relists under a different MLS number that would reset the clock
- Sqft source: the 1,722 sqft figure, confirm whether this is RMS above-grade only or includes the finished basement, as the basement is typically excluded from RMS measurements and would affect the true $/sqft comparison
- Basement suite legality: any rental income from the lower level only counts if the suite is legal, permitted, and registered with the City of Calgary; an unpermitted suite can trigger orders to vacate and affect insurance
- Short-term rental: if the Airbnb or furnished-rental strategy is being considered, the City of Calgary requires a short-term rental business licence and principal-residence rules apply, confirm eligibility before underwriting that income
- 2012 build age is low risk for Poly-B or aluminum wiring, but confirm mechanical systems including the furnace, HRV, and hot water tank are in good working order and factor replacement timelines into your capital budget
- Stucco exterior: inspect for cracking, moisture intrusion, and proper drainage behind the cladding, remediation on a full stucco envelope can be costly
- Insurance: confirm the property is straightforwardly insurable at standard rates, particularly if a suite is present or being added
- Model all real carrying costs beyond the mortgage: vacancy allowance, property management if applicable, maintenance reserve, insurance, and the $530/month in property tax are the floor of your non-mortgage carry
Best for
Owner-occupier with a suite: live upstairs, offset carry with a legal lower suite · Buy-and-hold investor with a long horizon who negotiates price down to the $900,000 range · House-hack buyer prioritizing a turnkey NW bungalow who can tolerate a premium entry for lifestyle and location
My assumptions
- All comp data is based on ACTIVE asking prices in Rocky Ridge, not closed sold prices; sold prices typically land somewhat lower, which would widen the gap further
- Rent estimates of $2,800 to $3,200/month upper and $1,400 to $1,700/month lower suite are my personal estimates based on general NW Calgary market familiarity, not verified rental comps; confirm with a current rental market survey before underwriting
- Gross yield range of 4.6% to 5.3% is GROSS only, before mortgage, vacancy, maintenance, management, and insurance; no net cap rate is stated or implied
- Financing is not modelled; carrying costs will vary significantly based on down payment, rate, and amortization
- The basement is assumed finished but suite legality and permit status are unconfirmed; no basement income is treated as guaranteed
- Confidence level per supplied metrics: High
This is my personal opinion, not a formal assessment or financial, investment, mortgage, or tax advice. Figures are estimates derived from active-listing comp data, supplied metrics, and the assumptions noted above. Verify everything including rents, permits, suite legality, true comparable sales, and all carrying costs before relying on any figure here.
Outcome and record of changes
This read is dated and stays as it was published (scripts/stamp-verdict-status.js checks that it does). The outcome, once the home sells or leaves the market, and any correction are added here with their dates: right, wrong or mixed, and why.
July 24, 2026: first published on Facebook and Instagram. September 26, 2026: this page added, with the read as it stood when it was posted.
Listing photos courtesy of Real Broker. View the original listing on REALTOR.ca
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Each Take is my read on one listed home, dated and published before anyone knows how it ends. The read is never edited afterwards: corrections and the outcome are added underneath, right or wrong. How the checking works · Every call and how it turned out
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Listing brokerage: Real Broker. Original listing on REALTOR.ca.
An opinion of value, not a formal appraisal or CMA, written from the listing, the photos and market data on the day shown. Verify everything before relying on it. Not intended to solicit clients currently under contract with another REALTOR®.