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11045 85 AV NW
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Beds
7
Baths
6 full + 1 half
Sqft
2,829
Year
2015
Type
Single Family
On market
76d
Location!Loction! Location!--The heart of U of A--Walk to Whyte ave, UA hospital and LRT just minutes away! This beautifully custom built 2.5 story home is located on the tree lined street in Garneau. It boasts 2875 sqft above grade and also another 1200 sqft in the finished basement. There are 4+3 bedrooms plus main floor den & upper loft and 4.5 baths in total. The finishing of the house may be the one you have dreamed about. Now, you can make it real: Open design on main floor with den/office; Glass railing; Gas fireplace; Huge kitchen with high-end SS appliances and quartz countertops; 2 ensuite bath; Walk through pantry; Top floor bonus room; Modern Light fixture; South facing backyard with double car garage! And, a finished good size deck! Well, the list may keep on going for another few lines. Enjoy the live at Garneau, come to check it out and your search will end here. (id:65958)
Basement
| Room | Dimensions | Features |
|---|---|---|
| Family room | — | |
| Bedroom 5 | — | |
| Bedroom 6 | — | |
| Additional bedroom | — |
Main level
| Room | Dimensions | Features |
|---|---|---|
| Living room | — | |
| Dining room | — | |
| Kitchen | — | |
| Den | — |
Upper Level
| Room | Dimensions | Features |
|---|---|---|
| Primary Bedroom | — | |
| Bedroom 2 | — | |
| Bedroom 3 | — | |
| Bedroom 4 | — | |
| Loft | l |
10-item due-diligence checklist. We can pre-flight most of these for you on a CMA call.
Comparable sales
Ask for 3–5 recent solds within ~1 km and the same beds/baths so the list price has context.
Property condition
Roof age, furnace age, hot-water tank age, electrical panel size, windows. Cosmetic vs structural.
Zoning
Confirm zoning matches your intent (single-family vs duplex vs secondary suite vs commercial).
Suite legality / potential
If suited or being marketed as suited: confirm permits, separate entrance, ceiling height, egress windows.
Monthly carrying cost
Mortgage + property tax + insurance + condo fee (if any) + utilities. Compare to your max budget.
Property taxes
Confirm the annual tax amount on the current assessment — and whether a reassessment is pending.
Insurance estimate
Get a same-day quote. Older homes, knob-and-tube wiring, polybutylene plumbing, flood plains all change the number.
Commute
Drive it (or transit it) at the actual time of day you'd commute. Map ETA lies during peak hours.
Deposit and financing conditions
Deposit size, financing condition window, condition removal date, possession date — all negotiable.
Inspection considerations
Budget for a home inspector ($500–700) and any specialty inspections (sewer scope, mould, asbestos for pre-1990 builds).
Rough ballpark only. Pick a down-payment option, then tap any underlined number below to plug in your real numbers — tax, condo fee, insurance, utilities. Total updates live. Confirm with a mortgage broker before writing an offer.
Cost lines (tax, condo, insurance, utilities) are editable inline above. These two control the mortgage payment math.
Approximation only. CMHC default insurance is included when down payment is under 20%. Property tax and condo fees come from MLS when listed and may not reflect the current billing year. Suite rental income depends on permits, market rent, and vacancy — confirm with a property manager. Always validate your scenario with a mortgage broker and your insurance provider before writing an offer.
We'll reply by text within a few hours. Comparable sales, condition flags, things worth checking — sent before you book a showing.
Listing brokerage
Listing brokerage on file
Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated May 24, 2026.
Nearby school, halal, mosque, grocery, park, and transit layers are still being built for Edmonton. The listing facts above are live; the neighborhood-intelligence layer needs POI coverage before it can score this address properly.