New Neighbours, Evolving Communities - How Edmonton is Accommodating Rapid Growth

Over the last two years, more than 130,000 people have moved to the Edmonton area. This is record growth for our City and it’s incredibly exciting to know that people are choosing Edmonton. 

Our high quality of life, access to jobs, relative housing affordability, connection to nature, and festival spirit is unmatched. Edmonton is a young and growing city where you can build a life, found a business, start a family, and thrive. I’m obviously biased and think our city is the best place to live in Canada, but the data and population trends are objectively clear - Edmonton is leading the way in population growth, and it’s not close.

Growth is exciting. It represents opportunity, proof of attractiveness, and investment. It means that we are winning the competition to build a great city, and that our efforts to attract and retain talent, build livability communities, and deliver a competitive quality of life are working. In January, the Conference Board of Canada projected Edmonton to have the fastest growing economy from 2026 to 2029 across Canada’s top 13 major cities. 

Growth also comes with challenges. As a growing city, we need to figure out how to accommodate new families and neighbours, and keep up with growing demand for city services. Importantly, we must accommodate growth in a way that meets the needs of current and future residents, while supporting long term fiscal resilience. 

While growth can be a great boon, it also poses risks. Poorly managed sprawling expansion drives up taxes for households and businesses, stretches the city budget, and spreads city services thin. If we don’t match the pace of growth with increased housing supply, rents rise and homeownership becomes increasingly unattainable.

While Edmonton has done well compared to other cities, we are not immune to the cost pressures seen in cities like Toronto or Vancouver. Young people are already struggling to enter the housing market, seniors are experiencing sprawl-induced tax increases and service reductions, and people on the margins are struggling to make ends meet.

To combat this, continued investment in affordable and subsidized housing is critical. At the same time, we must take steps to adapt our neighbourhoods to changing conditions, including modernizing our approach to where and how we grow. 

That's why, in this blog, I want to talk about infill and the importance of welcoming more people and homes into existing communities. 

It is imperative that Edmonton accommodates growth by building in and up rather than sprawling out. It’s the fiscally responsible thing to do, and one of the primary ways Edmonton can stabilize its tax base over the coming years.

Changes in established neighbourhoods can be challenging, and when residents reach out to express concerns, the vast majority of the time, it reflects the care and pride they have for their community. It can be difficult to see your neighbourhood changing in new and different ways, and people rightly are asking questions.

Seeing change in our neighbourhoods isn't easy, and seeing a new row house next to an older bungalow might cause some people to feel like it doesn't fit in. This is where there can be tension between the vision outlined in higher level plans, like the City Plan, and on the ground changes that are needed to achieve that vision.

As our neighbourhoods continue to evolve, I wanted to pull together common questions and concerns I have been hearing and share some additional information and resources. 

What is Infill?

Residential infill means new housing in established neighbourhoods. It includes new secondary suites, garage suites, duplexes, semi-detached and detached houses, row houses, apartments, and other residential and mixed-use buildings.

Edmonton has been evolving its approach to infill over the last fifteen years and modernizing our approach to accommodating growth.

Why do we need infill?

Fiscal Responsibility

Like many cities across North America, the City of Edmonton has recognized the importance of growing in an up as a means to support fiscally sustainable growth.

Financial models consistently show that while outward expansion increases costs for taxpayers, infill projects are net positive. By building within existing urban areas, the city avoids the steep expenses of extending infrastructure and services, which in turn helps lower property taxes over time.

This approach has already demonstrated its financial merit: since 2015, infill housing has generated over $263 million in municipal revenue, including more than $51 million in new tax revenue in 2024 alone. Furthermore, while just three suburban Area Structure Plans are projected to cost over $1.4 billion, infill projects offer a cost-efficient alternative that benefits taxpayers and revitalizes communities.

Environmental

Accommodating growth within developed urban areas helps protect enormous amounts of ecologically beneficial land at the fringes of the city. Building compact, walkable, transit-oriented development lowers community emissions and supports climate resilience.

Livability

Infill housing supports greater housing affordability, lower taxes, sustainable local public services, and more local businesses and amenities. It helps revitalize ageing communities to ensure they are great places to call home for generations to come.

Many of Edmonton’s mature neighbourhoods have experienced declines in local businesses and schools as populations have diminished. Infill development brings new residents into these areas, revitalizing communities and restoring access to essential services and amenities.

Efficiency of City Services

Adding roadways faster than we can plow and maintain them is a recipe for higher costs. Similarly, the farther buses need to travel, and the more grass the City has to cut, the higher your property tax bill at the end of the day.

Virtually every municipal service adds cost through outward expansion, from having to add new fire halls and police stations, to work yards and bus garages, the unavoidable geometric reality is that we can not become more efficient by growing outward.

By focusing development within existing communities, the city avoids the extra expense of expanding infrastructure into new areas. This efficient use of existing services not only reduces overall municipal costs but also contributes to lower property taxes, benefiting residents and further enhancing community resilience.

What is the City's target for infill development?

The City Plan target for infill development is staged for each new quarter million Edmontonians.

Population	Infill Target	New Development Target
1.25 million	35%	65%
1.5 million	50%	50%
1.75 million	70%	30%
2+ million	80%	20%

These targets are intended to encourage a transition from Edmonton's historic pattern of development which had built more than 90% of new homes in new communities at the fringes of the City, to gradually phasing in greater proportions of infill.

By the time there are 2 million Edmontonians, the goal is to have built 50% of all new homes as infill as we grow between 1 and 2 million Edmontonians.

What about overburdening infrastructure, like sewers or utilities?

When projects proceed, the City and EPCOR determine whether additional upgrades must be made to accommodate potential increases in demand. An assessment of capacity is completed and any upgrades that are needed are done by the developer to prescribed standards. The City also allows for shared waste bins and other arrangements to ensure waste collection service is efficient and effective.

EPCOR is also closely involved with growth monitoring, infrastructure forecasting, and projects like the Zoning Bylaw Renewal to ensure water and sewer capacity are supported.

Beyond this, it's important to remember that the vast majority of mature neighbourhoods, including those in Ward Métis, have experienced population decline over the last 40 years and were designed to handle more people that live in our communities today.

How are developers held accountable?

City Council has approved Edmonton’s most stringent developer enforcement policies and programs ever to strengthen oversight and accountability. It’s important that good builders are not hamstrung by red tape, but that problematic builders are quickly addressed.

The Project Implementation Plan (PIP) was launched in December 2024. This ensures builders take a proactive approach to managing construction safely and responsibly. This includes submitting a detailed project plan on how they will manage their construction site, and applies to all phases from demolition to completion. It also includes excavation and protection strategies to ensure their work does not damage the adjacent properties, as well as promoting communication with neighbours so they are aware of the upcoming changes. This is a permit requirement, meaning no project can proceed without this in place.

The second program is the Construction Accountability Program (CAP). This will ensure that problem builders face consequences for repeat violations. It gives the City authority to refuse permits to builders with a history of non-compliance, as well as prevents bad builders from re-incorporating under new names to bypass enforcement. This initiative will be included in the Safety Codes Bylaw update in Q2 2025.

Learn more here.

What about parking?

Edmonton has something called Open Option Parking that allows flexibility in parking design and supply. Edmonton's previous parking policy was written in 1970. This caused a significant oversupply of parking in most areas of Edmonton, and added costs onto everything from the rent you pay to the groceries you buy. Affordable housing developments like Ambrose Place were required to have a parking spot for each tenant, resulting in a million dollar parkade, even though the tenants did not have personal vehicles.

Open Option allows people the freedom to make decisions about how much parking to build. That said, the vast majority of projects that get built include parking as developers recognize there is demand.

If your block is seeing a large increase in parking congestion and demand, the City does have a Curbside Management Strategy that we are in the process of implementing. This strategy is enabling and expanding various tools to best manage street-side parking (ex. permitting, time-limited stalls, etc.) that may be pursued in response to excess demand.

Does infill lower property value for the neighbourhood or adjacent property?

According to assessment and taxation data in Edmonton, it does not. Over the last ten years lots of infills have gone into many neighbourhoods, and even multi-unit, low, or mid-rise apartments have not lowered property values.

What about neighbourhood character?

When it comes to character, I always remind myself that our neighbourhoods are not static and the character of our communities is always evolving and changing. Character is also defined by more than just housing types. Our local shops, streets, schools, green spaces, and importantly our neighbours, all contribute to neighbourhood character.

Edmonton is also home to many beautiful and historically significant buildings, and we should be looking for opportunities to preserve and protect them. One of the best ways to do this is through the City’s Historic designation program.

What kind of infill is in demand in Edmonton?

Since infill development in Edmonton spans a range of housing types, from narrow lot homes and backyard housing to row houses and large apartments, we’re witnessing projects in all these forms.

Recent data from the CMHC underscores this diversity: vacancy rates in Edmonton have dropped significantly from 7.3% in 2021 to just 3.1% in 2024—a 58% reduction. This steep decline reflects the impact of nearly 150,000 new residents moving into the city over that period, which has outpaced new housing supply and led to a tightening market as previously unoccupied units fill up.

Importantly, this trend is evident across nearly every housing category, whether it’s bachelor units or homes with 3+ bedrooms. The broad-based decline in vacancy rates is a clear signal that there is strong demand for every form of housing, from basement suites and row houses to large single detached homes.

This data indicates that infill projects catering to a variety of housing needs are essential for addressing the growing demand in Edmonton.

How does infill help with affordable housing?

First, it's important to recognize that the market alone will never solve the affordable housing crisis. All levels of government must be investing in subsidized, supportive, and non-market housing to meet growing demand. At the same time, we have important tools that can help increase housing supply and moderate price increases.

I often hear from community members who share that narrow lot or “skinny” homes seem too expensive for most families. This form of housing is out of reach for many Edmontonians. At the same time, first-time buyers can be nervous about the unexpected repair costs of very old houses. By opening the door to more diverse and affordable options like row housing, and multi-dwelling developments we can build neighbourhood-scale homes at price points that are easier on people's wallet compared to traditional detached houses or even duplexes.

Having a mix of different housing types benefits everyone. When a new duplex, row-house, or backyard home is built, it creates more options for people looking for a home. This extra supply encourages fairer pricing because more choices mean more competitive rents.

Is infill good for the environment?

Vast swaths of some of Canada’s best farmland are being destroyed for further urban expansion. Large forests, wetlands and prime agricultural lands are regularly cleared for suburban development. By accommodating more housing within the developed urban areas, we are protecting enormous amounts of ecologically beneficial land.

We are also able to reduce emissions and pollutants associated with transportation by reducing travel distances. Land use is one of the biggest contributors to climate change. By building more compact, walkable, transit-oriented development within existing built up areas, our city becomes more sustainable over time, by design.

Where can I learn more about infill in my neighbourhood?

Residents can track the status of developments in their neighbourhood at maps.edmonton.ca. More information about the regulations for residential development, and what to expect during infill construction, is available online at Development in Your Neighbourhood.

Visit the City’s Daily List of Development Applications - a collection of all development permit applications that has been submitted. Please note, inclusion on this list does not mean applications are approved, only applied for.

You can also explore the available resources related to the new Zoning Bylaw.

How can I appeal a project in my neighbourhood?

If a proposed use is permitted in an RS Zone and complies with all of the relevant zone requirements (e.g. lot coverage, setbacks, etc.), there is no rezoning required or coming to City Council for a decision.

With respect to appealing, the right to appeal a Permitted Development that complies with all Zoning Bylaw requirements is only possible in cases of misinterpretation of the Zoning Bylaw. However, if an application is approved by a Development Planner and requires a variance (i.e. a modification to a zoning regulation), neighbours within a 60m radius would be notified by mail and have the right to appeal the permit. More information about the Zoning Bylaw and development process can be found at Edmonton.ca/ZoningBylaw.