Grandin Home Styles: A Buyer's Guide to BUNGs, ST2s & More
The Quick Answer
Confused by BUNG, ST2, and BLEVL? Learn what each home style means in Grandin, St. Albert, and which one fits your lifestyle and budget.
— John Carle, St. Albert REALTOR®
Key Takeaways at a Glance
- I've spent 25-plus years selling in this neighbourhood — one of St.
- About 54% of the last year's sales were condos and apartments, which is why a blended "all property types" median (around $335,000 over the last 12 months, condos and houses combined) sits well below what a detached house actually costs.
- The detached (house) median over the last year is about $480,000.
"John Carle says:" — Grandin Home Styles: A Buyer's Guide to BUNGs, ST2s & More
"Basement dependency — To get 3+ bedrooms, you usually need a finished basement (which isn't counted in official sq ft)."
— John Carle, St. Albert REALTOR® with 25+ years in the market
If you've started looking at Grandin real estate — Grandin is now officially called The Gardens, though most buyers still search for it by its old name — you've probably noticed something: the listings use a lot of acronyms. BUNG. ST2. BLEVL. APART.
Unless you're a real estate nerd (guilty), these codes don't mean much. But they should — because in Grandin, the home style you choose affects everything: your daily life, your future resale value, your maintenance costs, and even who your neighbours are. I've spent 25-plus years selling in this neighbourhood — one of St. Albert's oldest and most established — so I've walked through a lot of these homes.
One thing to keep in mind as you read: Grandin is condo-heavy. About 54% of the last year's sales were condos and apartments, which is why a blended "all property types" median (around $335,000 over the last 12 months, condos and houses combined) sits well below what a detached house actually costs. The detached (house) median over the last year is about $480,000. I'll flag which basis I mean when prices come up.
Grandin has a long sales history, and those sales break down into three dominant styles:
- Bungalows (BUNG): 833 sales — 32.3% of the market
- Two-Storey Homes (ST2): 715 sales — 27.7% of the market
- Apartments/Condos (APART): 301 sales — 11.7% of the market
The remaining 28% includes townhouses, split-levels, bi-levels, and other variations. But the big three tell the real story of who lives in Grandin and why they chose it.
Let me break down each style, what it means for your life, and how to decide which one is right for you.
Bungalows (BUNG): The 833-Sale King of Grandin
What Is a Bungalow?
In Alberta real estate terms, a bungalow is a single-story detached home. All main living spaces — kitchen, living room, bedrooms, main bathroom — are on one level. Most Grandin bungalows have a basement (fully or partially finished), but the primary living is all main floor.
The Numbers
- Total sales (2010-2026): 833
- Typical size: 1,000-1,200 sq ft (main floor)
- Typical lot: 50' x 120'
- Year built: Mostly 1970s-1980s
- Price basis: Detached — expect pricing in the range of the roughly $480,000 detached median (last 12 months), varying by size and condition
Who Buys Bungalows in Grandin?
Three main groups:
1. Downsizers (55+) Empty nesters selling their two-storey family home and looking for single-level living. They want to age in place without stairs. Grandin's bungalows are perfect: same community they've known for 30 years, no stairs to worry about, basement for guests when the grandkids visit.
2. Accessibility Buyers (Any Age) People with mobility challenges, chronic pain, or anyone who just doesn't want to navigate stairs daily. A bungalow isn't a compromise — it's the right tool for the job.
3. Investors & Renovators Bungalows are easier and cheaper to renovate than two-storey homes (no working at height, simpler roof lines, easier access). Savvy investors know this and target bungalows for value-add projects.
The Pros
- No stairs — Obvious, but huge. Carrying groceries, moving furniture, aging in place — all easier.
- Easier maintenance — One floor to clean, one level of HVAC, simpler roof access.
- Better natural light — Bungalows typically have windows on all four sides.
- Quieter — No footsteps above you. No creaky second floor.
- Wider buyer pool on resale — As the population ages, bungalow demand increases.
The Cons
- Higher price per sq ft — You're paying for the convenience. A 1,100 sq ft bungalow often costs more than a 1,600 sq ft two-storey.
- Smaller footprint on the lot — Less backyard compared to two-storey homes on the same lot size.
- Older mechanicals — Most Grandin bungalows are 40-50 years old. Expect to update furnaces, windows, roofing.
- Basement dependency — To get 3+ bedrooms, you usually need a finished basement (which isn't counted in official sq ft).
What to Look For
If you're considering a Grandin bungalow:
- Basement development — Is it finished? Permitted? Does it have a legal bedroom or just a rec room?
- Roof age — Most original Grandin bungalows had asphalt shingles rated for 20-25 years. If the roof is original, budget $8,000-$12,000 for replacement.
- Foundation — Look for cracks, water stains, or musty smells. 1970s foundations can develop issues.
- Kitchen/bath updates — These are the expensive rooms. Original 1975 kitchens need full replacements ($25K-$40K).
- Flooring — Hardwood under the carpet? That's a win. Original linoleum? Budget for replacement.
The Bottom Line on Bungalows
Grandin's 833 bungalow sales aren't an accident. This is one of the most consistently desirable property types in the neighbourhood. Detached homes here have been selling in roughly 16 days on average over the last year, at about 99% of list — so if you find one priced right and in good condition, expect competition and move quickly.
Two-Storey Homes (ST2): The 715-Sale Family Choice
What Is a Two-Storey?
A two-storey home (ST2 in MLS terms) has two full levels of living space. In Grandin, this typically means:
- Main floor: Entry, living room, dining room, kitchen, powder room
- Second floor: 3-4 bedrooms, 1-2 bathrooms, possibly a loft or bonus room
Most have basements as well, but the key distinction is that primary living is split across two floors.
The Numbers
- Total sales (2010-2026): 715
- Typical size: 1,400-1,800 sq ft (both floors combined)
- Typical lot: 50' x 120'
- Year built: Mostly 1970s-1980s
- Price basis: Detached — priced in the same detached market as bungalows (last-12-month detached median about $480,000), varying by size and condition
Who Buys Two-Storey Homes in Grandin?
1. Growing Families Two-storey homes separate living spaces from sleeping spaces. Kids can play upstairs while adults entertain downstairs. Bedrooms are clustered together (easier for bedtime routines). This layout was designed for family life — and it still works.
2. First-Time Buyers Stretching for Space A young couple buying their first home might choose a two-storey because it offers more bedrooms for the money. That third bedroom becomes a home office now and a nursery later.
3. Multi-Generational Households Some Grandin two-storey homes have been updated with secondary suites or legal basement apartments. These work for families housing aging parents or adult children.
The Pros
- More space for the money — Two-storey homes typically offer 30-40% more square footage than bungalows at similar price points.
- Clear separation of spaces — Living areas downstairs, sleeping areas upstairs. Works well for work-from-home setups.
- Larger bedrooms — Second floors in Grandin two-storeys often have 3-4 decent-sized bedrooms.
- Better resale to families — The core buyer pool for two-storeys is families, and families are always in the market.
The Cons
- Stairs — Daily reality. Carrying laundry, groceries, or a sleeping toddler up and down gets old.
- Noise transfer — Footsteps, voices, and TV sound travel between floors more than you'd expect.
- Harder to age in place — At some point, stairs become a problem. Plan for how long this home works for you.
- More complex HVAC — Two floors mean more ductwork, potentially two furnaces, and harder temperature balancing.
What to Look For
If you're considering a Grandin two-storey:
- Staircase condition — Original carpet on stairs? Worn treads? Budget for refinishing or replacement.
- Bedroom count — Does the second floor have 3+ bedrooms, or was one converted to a larger primary? Both work, but affect resale.
- Bathroom updates — 1970s two-storey homes often have one upstairs bathroom. If it's original, plan for a $15K-$25K renovation.
- Insulation — Two-storey homes from the 1970s often have inadequate attic insulation. Upgrading improves comfort and reduces bills.
- Window quality — Second-floor bedrooms get hot in summer and cold in winter if windows are original.
The Bottom Line on Two-Storeys
Grandin's 715 two-storey sales represent the neighbourhood's family backbone. These homes work for people who need space and are willing to trade stairs for square footage. They're typically priced lower per sq ft than bungalows but offer more total living area.
Apartments/Condos (APART): The 301-Sale Entry Point
What Is an Apartment/Condo?
In Grandin, "APART" in MLS listings refers to apartment-style condominiums — multi-unit buildings where you own your individual unit and share common areas (hallways, parking, grounds) with other owners. Most Grandin apartment buildings are 3-5 stories, built in the 1980s-1990s.
The Numbers
- Total sales (2010-2026): 301
- Typical size: 750-1,100 sq ft
- Typical layouts: 1-bedroom, 2-bedroom, or 2-bedroom + den
- Year built: Mostly 1980s-1990s
- Median price range: $220,000-$295,000 (varies by size, floor, condition)
- Typical condo fees: $250-$450/month
Who Buys Apartments in Grandin?
1. First-Time Buyers The most obvious group. Apartments are the most affordable path into St. Albert home ownership. A 2-bedroom unit at $265K is within reach for many first-time buyers with steady income.
2. Investors Grandin apartments rent well ($1,300-$1,600/month for 2-bedrooms). Investors buy them for cash flow and long-term appreciation.
3. Downsizers Empty nesters who want to eliminate exterior maintenance entirely. No roof to replace, no siding to paint, no lawn to mow.
4. Young Professionals Single buyers or couples without kids who value location and affordability over square footage.
The Pros
- Lowest entry price — Apartments are the most affordable path into Grandin (and St. Albert).
- Minimal exterior maintenance — Condo fees cover roof, siding, landscaping, snow removal.
- Amenities (sometimes) — Some Grandin condo complexes offer underground parking, storage lockers, guest suites, or fitness rooms.
- Lock-and-leave lifestyle — Great for people who travel frequently or don't want to worry about home maintenance.
- Easier to qualify for mortgages — Lower price point means lower down payment and monthly costs.
The Cons
- Condo fees — $250-$450/month adds up. And they can (and do) increase over time.
- Less control — You can't decide to replace the roof or change the siding. The condo board does.
- Noise from neighbours — Shared walls and ceilings mean you'll hear your neighbours (and they'll hear you).
- Resale depends on building reputation — A poorly managed condo complex can tank your resale value regardless of how nice your unit is.
- Special assessments — If the condo corporation underfunded repairs, you could face a $5K-$20K surprise bill.
What to Look For
If you're considering a Grandin apartment:
- Condo fees and what they include — Get the current fee and a breakdown of what's covered. Compare to similar buildings.
- Reserve fund study — This document tells you if the building has saved enough for major repairs. A well-funded reserve means fewer special assessments.
- Condo board minutes (last 3 years) — Look for patterns: frequent complaints, deferred maintenance, conflicts between owners.
- Rental cap — Some condos limit the percentage of units that can be rented. If you're an investor, this matters.
- Building age and major updates — Roof, windows, siding, elevators (if applicable). When were they last replaced?
- Unit location — Top floor (no neighbours above, but potential roof leaks). Ground floor (easy access, but less privacy and light).
The Bottom Line on Apartments
Grandin's 301 apartment sales represent the neighbourhood's most accessible entry point. They're not for everyone — but for the right buyer (first-timer, investor, downsizer), they're a smart, low-maintenance path into St. Albert real estate.
The Other 28%: Townhouses, Split-Levels, and More
Not every Grandin home fits neatly into the big three categories. Here's what else is out there:
Townhouses (Attached Row Houses)
- Typical layout: 2-3 levels, 2-3 bedrooms, 1.5-2.5 bathrooms
- Ownership: Condo corporation (you own the unit, share common areas)
- Condo fees: $200-$350/month (typically lower than apartments)
- Best for: Buyers who want more space than an apartment but less maintenance than a detached home
Bi-Levels (BLEVL)
- Typical layout: Split entry with main floor (living, kitchen, bedrooms) and lower level (family room, garage, sometimes a bedroom)
- Total sales: ~208 in Grandin's history
- Best for: Buyers who want a middle ground between bungalow and two-storey
Split-Levels
- Typical layout: Three or more levels staggered over each other
- Rare in Grandin — More common in newer St. Albert neighbourhoods
- Best for: Buyers who want clear separation of living spaces
How to Choose: A Decision Framework
Still not sure which Grandin home style is right for you? Ask yourself these questions:
Question 1: How long do you plan to live here?
- 5+ years: Any style works. Choose based on lifestyle.
- 3-5 years: Choose the style with the broadest resale appeal (bungalows and 3-bedroom two-storeys).
- Under 3 years: Be careful. Transaction costs (realtor fees, legal, moving) eat 6-8% of your purchase price. Make sure appreciation will cover it.
Question 2: Do you have (or plan to have) kids?
- Yes, soon: Two-storey or bungalow with finished basement. You'll want the space.
- Yes, grown and gone: Bungalow or apartment. Downsize to what you actually use.
- No: Any style works. Choose based on your daily life preferences.
Question 3: How do you feel about stairs?
- Love them / No problem: Two-storey gives you the most space.
- Tolerate them: Bi-level or townhouse.
- Avoid them: Bungalow or main-floor apartment.
Question 4: What's your maintenance tolerance?
- Low (want it handled): Apartment or townhouse with condo fees.
- Medium (willing to do basics): Bungalow or two-storey, budget for updates.
- High (want to renovate): Older bungalow or two-storey with deferred maintenance. Buy low, add value.
Question 5: What's your budget?
- Under $300K: Apartment/condo territory — the neighbourhood's entry point.
- $300K-$400K: Townhouses and the lower end of the detached market (smaller or dated houses).
- $450K and up: The heart of the detached market. This is where most bungalows and two-storeys trade, given the roughly $480,000 detached median.
The Resale Reality: Which Styles Hold Value Best?
Based on Grandin's 2,581 sales since 2010, here's what I observe about resale performance:
Best resale (fastest sales, strongest prices):
- Updated bungalows — Aging-in-place demand is only growing.
- 3-bedroom two-storeys — Family demand is consistent.
- 2-bedroom apartments in well-managed buildings — First-time buyer and investor demand is steady.
Slowest resale (longer DOM, more price negotiation):
- 1-bedroom apartments — Limited buyer pool.
- Unfinished or poorly finished bungalows — Buyers can't see the potential.
- Two-storeys with 4+ small bedrooms — Modern families prefer 3 larger bedrooms over 4 tiny ones.
My Advice for Grandin Home Style Shoppers
After working with dozens of buyers in Grandin, here's what I've learned:
For bungalow shoppers: Be ready to move fast. Detached homes in Grandin have been selling in roughly 16 days on average, often with competition on the best-priced ones. Get pre-approved, know your max, and don't hesitate on well-priced listings.
For two-storey shoppers: Inspect carefully. Two-storey homes from the 1970s-1980s often have deferred maintenance that isn't obvious on a walkthrough. Pay for a thorough inspection — it's worth the $500.
For apartment shoppers: Review the condo documents before you offer. The unit might be perfect, but if the condo corporation is mismanaged, you're buying a problem.
For everyone: Don't fall in love with a style that doesn't fit your life. I've seen buyers stretch for a two-storey they didn't need (and hate the stairs) or buy a bungalow they couldn't afford (because "bungalows always appreciate"). Choose based on your actual life — not abstract investment theories.
Ready to See Grandin's Home Styles in Person?
Reading about BUNGs and ST2s is one thing. Walking through them is another.
If you want to see what's actually available in Grandin right now — bungalows, two-storeys, apartments, and everything in between — let's talk. I can pull the active listings, schedule viewings, and help you figure out which style fits your life (and your budget).
Email: john@johncarle.com
No pressure. Just honest guidance from someone who's walked through bungalows, two-storeys, and condos all over Grandin for 25-plus years.
Just call John — 780-937-7534.
Drawn from John's St. Albert MLS records (over 30,800 sales, 2010 through April 2026). Detached (house) and all-property-type figures are reported separately; the detached median is the house-price benchmark. Market conditions change — reach out for current numbers.
Bottom Line
Confused by BUNG, ST2, and BLEVL? Learn what each home style means in Grandin, St. Albert, and which one fits your lifestyle and budget.
For advice grounded in your specific situation, talk to John directly.
Just Call John.