Part of the St. Albert move-up guide. Start there for the city-wide questions: whether to buy first or sell first, timing, and how the two sales fit together.
The Quick Answer
Kingswood is an established, mostly detached St. Albert neighbourhood with big lots and mature trees. It's a common step up from Grandin, Mission or Akinsdale.
John Carle, REALTOR®, Homes & Gardens Real Estate Limited
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Key Takeaways at a Glance
- Kingswood is a higher-end, detached neighbourhood.
- Across St. Albert in September 2026, there were 109 sales, the median price was $514,190 ($585,000 for single family homes), and homes took an average of 35 days to sell. Source: Realtors Association of Edmonton.
- Kingswood prices sit well above the city-wide figures.
- Kingswood has larger lots than most starter neighbourhoods.
- For most Kingswood move-up buyers, I suggest a long closing on the purchase with a Plan B.
"John Carle says:"
"My recommendation for most Kingswood move-up buyers: a long closing on the purchase, with a Plan B backup."
John Carle, St. Albert REALTOR® since 1999, Homes & Gardens Real Estate Limited
You've outgrown your starter home. Maybe the kids need their own rooms. Maybe you're working from home and the kitchen table isn't cutting it anymore. Or maybe you just want a neighbourhood where the trees are taller than your house.
If you're coming from Grandin, Mission, Akinsdale or Lacombe Park and looking at Kingswood, you're not alone. Buyers who started in St. Albert's entry-level neighbourhoods often land in Kingswood when they're ready to move up. Here's how to do it right.
How big is the jump to Kingswood?
The price gap from a typical St. Albert starter home to a Kingswood detached home is real, and it's larger than a lot of buyers expect, so I like to be honest about it up front. Your equity, your income and your lender's view decide whether it works for you.
Financing questions, including bridge financing, down payments and what your payments would be, belong with your lender or mortgage broker. Your lawyer handles the closing side. My job is to price and sell your current home, find the right next one, and line up the dates so the pieces fit.
How do I time the two transactions?
The biggest stress in any move-up is coordinating the sale of your current home with the purchase of your next one. Here are the three approaches I use with Kingswood-bound clients:
Option 1: Sell first, then buy (safest)
- List your current home and accept an offer with a 60-90 day closing
- Use that time to shop Kingswood seriously
- Close the sale, move to temporary housing if needed, then close the purchase
Pros: No risk of owning two homes, a clear budget, and a stronger position as a buyer who has already sold Cons: Possibly a temporary move, and less time to find the right Kingswood property
Option 2: Buy first, then sell (one move)
- Buy in Kingswood first
- Move directly from your old home to the new one
- List the old home once you're settled
Pros: One move, no temporary housing, time to stage the old home properly Cons: You'll own two homes for a while, with the stress that comes if the old one doesn't sell quickly. Talk to your lender about what that would cost before choosing this route.
Option 3: Long closing on the purchase (middle ground)
- Find the right Kingswood home and write an offer with a 60-75 day closing
- List your current home right away
- Coordinate the closings so you sell 1-2 weeks before you buy
Pros: A short overlap at most, and time to find the right property Cons: Your current home might not sell in time, and you may need to negotiate a closing extension
My recommendation for most Kingswood move-up buyers is Option 3 with a Plan B backup. Higher-end homes can take longer to sell, which usually gives you time to find the right home, but you want your current property sold so you can close with confidence.
What does Kingswood offer that a starter neighbourhood doesn't?
Space
Your starter home was probably 1,000-1,400 sq ft. Kingswood bungalows run 1,200-1,800 sq ft on the main floor, plus developed basements. Two-storeys offer 1,800-2,400 sq ft total. That extra space changes daily life:
- A home office instead of the kitchen table
- A playroom instead of toys in the living room
- A guest room for visiting parents
- Storage that doesn't need a rented locker
Lot size
Kingswood has larger lots than most starter neighbourhoods. That space means:
- Backyard barbecues with room for guests
- A garden that grows more than a few tomatoes
- Kids who play outside instead of staying indoors
- Privacy: you can see your neighbours, but you're not on top of them
Schools and community
If your kids are starting grade school or junior high, Kingswood's school catchments matter. St. Albert Public Schools lists Kingswood in the attendance areas for Kinosayo Elementary (kindergarten to grade 6) and Lorne Akins Junior High (grades 7 to 9). Greater St. Albert Catholic Schools lists Kingswood in the area served by Neil M. Ross Catholic School (kindergarten to grade 6). Boundaries can change, so confirm your address with the school board before you buy.
The intangibles
Starter neighbourhoods feel transitional. People move in, move up, move on. Kingswood feels settled. Tall trees, established gardens, and neighbours who've been there since the 1990s add up to a sense of place.
What costs should I plan for beyond the price?
Moving up isn't only about the purchase price. Beyond what your lender works out with you, here's what I make sure my clients think about:
- A higher property tax bill, since Kingswood homes are assessed higher
- More home insurance for a larger home (ask your insurance broker)
- Upkeep on an older home and a bigger lot
- Moving costs
- Early updates such as paint, flooring and minor renovations
The worst move-up mistake is buying the home and then stressing every month about the costs. Sort out the full picture with your lender before you shop.
What's my advice for Kingswood move-up buyers?
Talk to your lender about the Kingswood price point before you list your starter home. Know your ceiling and shop with confidence.
Don't fall in love with the first Kingswood home you see. Homes here sell slowly enough that you can usually compare several before committing.
Look at the lot before the house. In Kingswood, the land is a big part of the value. A plain house on a great lot can be a better buy than a great house on a small lot.
Plan for early updates. Even a well-kept Kingswood home from 1995 will likely need paint, flooring and kitchen touches to feel like yours.
Plan to stay a while. Buying and selling both have costs (legal fees, moving, and possibly mortgage penalties your lender can explain), so a move-up makes most sense when you expect to stay for years.
Is it worth it?
Whether the jump from a starter home to Kingswood is worth it isn't something I can answer with data. It comes down to how your family wants to live: more space, a bigger yard, and a settled street. That's often the deciding factor.
When you're ready, I'll put a real value on your current home and start showing you Kingswood homes that fit your next chapter. No pressure to move before the timing makes sense for your family.
St. Albert market figures are for September 2026. Source: Realtors Association of Edmonton.
Bottom Line
Kingswood offers big lots, mature trees and settled streets for St. Albert move-up buyers. The price gap is real, so confirm your numbers with your lender, then time the sale and purchase together.
John Carle, REALTOR®, Homes & Gardens Real Estate Limited john@johncarle.com
Just Call John. 780-937-7534