Active Edmonton MLS homes with suite or layout cues — plus measured research on what basement finish and suite mentions actually did at closing.
Line up every Edmonton detached home that closed this year and split them by basement. The ones with a fully finished basement closed 5.4% below the unfinished ones. Read that at face value and you'd conclude finish destroys value.
It doesn't. Finished-basement homes in our corpus are simply smaller, older, and concentrated in cheaper parts of the city. The gap was measuring the neighbourhood, not the basement.
So we matched each home against comparable homes — same MLS area, same size band, same closing quarter, same building decade — and re-ran it. Matched like for like, homes with a finished basement closed 9.1% higher, a median of $45,750 more, across 578 matched pairs.
That's a 14.5-point swing from one methodology change. It's also why an average on a portal search page can point the wrong direction entirely.
Median closing-price gap between Edmonton detached homes with a fully finished full basement and those with an unfinished full basement, 2026 closings. Matched on MLS area + size band + close quarter + year-built decade — 578 matched pairs from 2,852 finished and 1,322 unfinished homes. Closing prices, not asking prices.
This is what buyers paid for homes that already had a finished basement — not a return on a renovation. Homes that come finished may differ in ways we can't see. Treat it as what the market priced, not a projected profit on work you do.
Every Edmonton detached close in our offline sold cache with a real ClosePrice was classified for basement finish (Full|Finished vs Full|Unfinished) or suite remark cues. Matched findings pair each treatment home to peers on MLS area, size band, close quarter, and year-built decade — medians of pair-level premiums, not ratio-of-medians.
Most estimate tools are anchored to the asking price, which means they largely repeat what the seller already told you. Our core estimate never sees the ask. We prove it by wiping every asking-price field from a listing, re-running the estimate, and confirming the number doesn't budge. For deciding whether a suited home is priced right, an estimate that ignores the ask is the only one worth having.
A keyword filter only finds homes whose listing typed the word 'suite'. We also run the photos through a classifier that looks for a second kitchen or a separate entrance, so a home can surface on layout evidence even when the write-up never mentions it. Photo coverage isn't complete and this finds a handful of extra homes, not hundreds — but it's a handful nobody else is looking at.
Assumptions live in the app, editable, shown.
Suite language is common here — 18.5% of Edmonton detached closings this year carried a suite, separate-entrance, or house-hack cue. Nearly one in five, so this isn't a rare find. Matched against comparable homes, those listings closed 4.4% higher — a median of $20,500 — across 665 matched pairs. Real, but smaller than the premium most investors assume they're fighting over.
Suite cue means the listing's remarks or features mention a suite, secondary suite, separate entrance, or similar. Matched on MLS area + size band + close quarter + year-built decade. A remark is not a permit — we do not verify legal suite status, and neither does the listing. 665 matched pairs, 2026 Edmonton detached closings.
We don't publish rent estimates, cap rates, or cash-flow projections on this page — we don't hold verified rent data for these homes, and a made-up rent is worse than no rent. We don't certify that a suite is legal, registered, or insurable. We don't claim to know what a renovation will return. Everything above is a measured gap between closing prices, with the sample size and method stated so you can argue with it.
MLS area names are proxies; remarks may be incomplete; we do not verify walking distance, travel time, or exact proximity.
Opening one starts with three quick swipes — that is how the app learns which homes are worth your time.
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ActiveSample of active MLS® listings. Photos and details come from licensed CREA DDF data and can change.
Browse Edmonton MLS listingsOpen the house-hack preset to browse Edmonton MLS homes with suite, separate-entrance, or layout signals.
Review the Keylo Instant Price estimate that never sees the asking price.
When photos are available (54.3% coverage on this cohort), look for second-kitchen or separate-entrance classifier hits beyond remark keywords.
Confirm suite legal status, registration, and insurability with your realtor and the municipality — that verification is the buyer's job, not ours.
Ask-free estimate · Photo layout cues · Measured closing gaps
See the homes Free · Opens in your browser · Greater Edmonton Area