Why are Calgary’s furnished rentals cooling faster than Edmonton’s?
Calgary’s average furnished one-bedroom rent fell 16.96% year-over-year in August 2026, nearly double Edmonton’s 8.80% decline, according to liv.rent’s August 2026 Calgary and Edmonton Rent Report. The gap traces largely to supply. Calgary’s purpose-built rental stock grew 11% in 2025, its fastest pace in decades, according to the Canada Mortgage and Housing Corporation (CMHC), pushing vacancy higher and squeezing the extra amount landlords can charge for a furnished unit.
How the two cities compare right now
Per liv.rent’s August 2026 report, Calgary’s average furnished one-bedroom rent was $1,576, down from $1,898 a year earlier. Edmonton’s average furnished one-bedroom rent was $1,413 in August 2026, down from $1,549 the previous August. Both markets are cooling, but Calgary’s furnished segment is doing so at close to twice Edmonton’s pace, even though Calgary’s furnished rent remains the higher of the two in dollar terms.
The construction boom behind Calgary’s steeper drop
CMHC’s 2025 Rental Market Report found Calgary’s purpose-built rental supply expanded 11% that year, the fastest growth the city has recorded in decades, and that Calgary’s vacancy rate reached 5.0%, compared with 3.8% in Edmonton. CMHC noted the new supply was concentrated in higher-end units, the segment most likely to compete with furnished, move-in-ready listings. That overlap helps explain why the furnished premium, not just overall rent, is compressing faster in Calgary than in Edmonton.
What CMHC’s mid-year update says about where things are headed
In its 2026 Mid-Year Rental Market Update, CMHC reported that asking rents declined in Calgary through the first half of 2026, while Edmonton and Montreal showed little change over the same stretch. CMHC also found that Calgary and Edmonton generally need higher vacancy rates than other major Canadian markets before rents stabilize, reflecting both cities’ history of wider rent swings.
How much have Calgary furnished rents actually dropped, and where in the city?
As of August 2026, Calgary’s average furnished one-bedroom rent was $1,576 a month, $111 more than an unfurnished one-bedroom in the city. That furnished premium has narrowed sharply, and the decline is not even across Calgary’s quadrants. Southeast Calgary was the only quadrant where furnished one-bedroom rents rose this month, up 3.24%, while Northeast Calgary posted the steepest monthly drop, down 7.76%, according to liv.rent’s August 2026 Calgary and Edmonton Rent Report.
Calgary’s furnished rent picture by quadrant
Southwest Calgary shows the split within a single quadrant. Furnished one-bedroom rents there fell 5.96% this month to $1,590, while unfurnished one-bedrooms in the same quadrant rose 1.86% to $1,556. Two-bedroom units followed a similar pattern: furnished units were down 3.49% to $1,980, while unfurnished units were up 4.29% to $1,959. Across Calgary, Southwest remains the priciest quadrant for an unfurnished one-bedroom at $1,556, while Northeast is the most affordable at $1,320.
Edmonton’s steadier, more mixed sector trend
Edmonton’s furnished market moved in a mostly opposite direction this month, with gains in four of five reported sectors. Southeast Edmonton posted the largest furnished increase, up 5.38%, while West Edmonton was essentially flat, down just 0.04%, the only sector to register a decrease. Unfurnished one-bedroom rents rose in five of Edmonton’s six sectors, led by Northeast at 6.68%, with Southeast the lone exception, down 0.82%. Southwest remains Edmonton’s priciest sector for an unfurnished one-bedroom at $1,344, while West is the most affordable at $1,197.
Is Calgary’s furnished rental cooldown temporary, or a structural shift?
The evidence suggests Calgary’s furnished rental cooldown is more than a seasonal dip. Calgary’s purpose-built rental stock grew 11% in 2025, the fastest expansion CMHC has recorded for the city in decades, and CMHC’s 2026 Mid-Year Rental Market Update shows Calgary rents were still declining as of mid-2026, while Edmonton’s held comparatively steady.
Why new supply hits the furnished premium hardest
New purpose-built towers often arrive with modern finishes and amenity packages that can make an unfurnished unit feel nearly as move-in ready as a furnished one. CMHC found that Calgary’s 2025 supply growth was concentrated in exactly this kind of higher-end stock, the inventory most likely to compete with furnished, move-in-ready listings, which helps explain why the furnished premium, and not just the headline rent, is the metric moving fastest in Calgary.
Why Calgary and Edmonton do not move like Toronto or Vancouver
CMHC has found that Calgary and Edmonton generally need higher vacancy rates than other major Canadian markets before rents stabilize, reflecting both cities’ history of wider rent swings. That history is playing out unevenly this cycle: CMHC’s 2026 Mid-Year Rental Market Update names Edmonton, alongside Toronto, as one of only two major markets where tenant affordability improved in the first quarter of 2026, a result of slower rent growth paired with strong wage growth. Calgary has not shared that outcome so far.
What Alberta’s rental rules mean for furnished renters right now
Alberta has no legislated cap on how much a landlord can raise the rent, but the Residential Tenancies Act still limits when and how. A landlord cannot increase rent during a fixed term, and cannot raise it again until at least 365 days have passed since the start of the tenancy or the last increase, whichever is later. For a monthly periodic tenancy, the landlord must give at least three full tenancy months’ written notice, according to the Government of Alberta. These are Alberta rental laws specifically; renters and landlords elsewhere in Canada should check their own province’s rules.
Deposits, notice, and what happens if a landlord will not cooperate
A security deposit in Alberta cannot exceed one month’s rent, and landlords must place it in an interest-bearing trust account within two banking days. The prescribed interest rate is 0.0% for all of 2026, according to the Government of Alberta. After a tenant gives up possession of the unit, a landlord has 10 days to return the deposit balance with an itemized statement, or to provide an estimate of deductions and refund the unused portion; the tenant must then receive a final statement and any money owing within 30 days after the tenancy ends. If deductions still seem unfair, tenants can apply to the Residential Tenancy Dispute Resolution Service (RTDRS). As of April 1, 2026, filing fees run $75 for claims of $7,500 or less and $150 for claims above that amount, with fee waivers available for eligible applicants.
Why a soft furnished market gives renters more room to negotiate
With Calgary’s furnished premium down to $111 a month, renters may have more room to negotiate, especially in quadrants like Northeast Calgary, where furnished rents fell hardest this month. Before signing, ask for a full furnishings list in the lease and document the unit’s move-in condition with photos. This is general information, not legal advice; anyone with a specific dispute should contact the RTDRS or a legal clinic directly.
What should Calgary landlords renting furnished units do differently in this market?
With Calgary’s furnished premium down to $111 a month, landlords who price a furnished unit at last year’s rate risk longer vacancies. CMHC’s 2026 Mid-Year Rental Market Update found that landlords in major markets are increasingly leaning on incentives, including free or discounted parking, gift cards, move-in credits, and in some cases cash bonuses, with these incentives intensifying over the six months leading into June 2026 and, in some cases, reaching several months of free rent.
Price against this month’s numbers, not last year’s
Northeast Calgary’s furnished one-bedroom rent fell 7.76% this month alone, the steepest of any quadrant, a sign that oversupplied submarkets need to be priced accordingly rather than held at a prior rate. In Southwest Calgary, the furnished premium has narrowed to $34 ($1,590 furnished versus $1,556 unfurnished), so landlords there should weigh whether the added revenue from furnishing a unit still covers the cost.
Use concessions that earn their cost
Rather than a broad rent cut, targeted incentives, such as a move-in credit, discounted parking, or a small utility allowance, may help attract a qualified tenant without permanently lowering the asking rent. Pair any concession with a complete, itemized furnishings list so both sides have a clear record.
Listing quality and screening matter more in a competitive market
In a market where renters have more choices, professional photos and a complete furnishings inventory help a listing convert faster. It is also worth reviewing how to write an attractive rental ad and how to screen tenants effectively, including using Trust Score, which gives landlords a credit summary and risk assessment, to evaluate an applicant before signing a lease.
Calgary versus Edmonton furnished rentals: a comparison for renters choosing between the two cities
Calgary’s furnished one-bedroom rent averaged $1,576 in August 2026, still higher than Edmonton’s $1,413, even though Calgary’s year-over-year decline of 16.96% is nearly double Edmonton’s 8.80%. The table below breaks down the key differences for renters weighing the two cities right now.
| Metric | Calgary | Edmonton | Source |
| Furnished one-bedroom average rent | $1,576 | $1,413 | liv.rent, August 2026 |
| Furnished one-bedroom, year-over-year change | -16.96% | -8.80% | liv.rent, August 2026 |
| Unfurnished one-bedroom average rent | $1,465 | $1,264 | liv.rent, August 2026 |
| Furnished premium over unfurnished | $111 | $149 | liv.rent, August 2026 |
| Vacancy rate | 5.0% | 3.8% | CMHC, 2025 Rental Market Report |
| Purpose-built rental stock growth, 2025 | 11% (fastest pace in decades) | No comparable single-year figure reported | CMHC, 2025 Rental Market Report |
Renters focused on newer stock, deeper concessions, and the most negotiating room will find more of that in Calgary right now, particularly in Northeast and Southwest, where furnished rents have fallen the most this month. Renters focused on the lower absolute cost and a steadier market will find that in Edmonton, which CMHC named alongside Toronto as one of only two major Canadian markets where tenant affordability actually improved in the first quarter of 2026. Either way, both cities are covered every month in liv.rent’s rent reports, so renters can track the gap as it evolves.
Why are Calgary's furnished rentals cooling faster than Edmonton's?
Calgary’s average furnished one-bedroom rent fell 16.96% year-over-year to $1,576 in August 2026, compared with an 8.80% drop to $1,413 in Edmonton, according to liv.rent’s August 2026 Calgary and Edmonton Rent Report. The gap traces largely to supply: CMHC found Calgary’s purpose-built rental stock grew 11% in 2025, its fastest pace in decades, pushing vacancy to 5.0%, well above Edmonton’s 3.8%.
Is it worth paying extra for a furnished apartment in Calgary right now?
The furnished premium in Calgary has narrowed to $111 a month over an unfurnished one-bedroom, per liv.rent’s August 2026 data. If you are staying 12 or more months, compare the furnished premium against the cost of buying or renting your own furniture, try to negotiate the furnished rate down, and confirm the full furnishings list in writing before signing. For shorter stays, furnished still tends to be the more practical option.
Can an Alberta landlord raise rent on a furnished unit by any amount?
Yes, there is no legislated cap on the amount. But a landlord cannot increase rent during a fixed term, and cannot raise it again until at least 365 days have passed since the start of the tenancy or the last increase, whichever is later. For a monthly periodic tenancy, the landlord must give at least three full tenancy months’ written notice, according to the Government of Alberta. This is general information, not legal advice.
Which is cheaper right now, renting furnished in Calgary or Edmonton?
Edmonton. As of August 2026, Edmonton’s average furnished one-bedroom rent was $1,413 compared with $1,576 in Calgary, according to liv.rent’s data. Calgary’s furnished rents are falling faster, but they are dropping from a higher base, so Edmonton still costs less in absolute terms.
What can I do if my Alberta landlord withholds part of my damage deposit?
Alberta landlords have 10 days after the tenant gives up possession of the unit to return the deposit balance with an itemized statement, or to provide an estimate of deductions and refund the unused portion; the final statement and any money owing must then reach the tenant within 30 days after the tenancy ends, per the Government of Alberta. If deductions seem unfair, tenants can apply to the Residential Tenancy Dispute Resolution Service (RTDRS); as of April 1, 2026, filing fees run $75 for claims of $7,500 or less. This is general information, not legal advice.
Are landlords offering incentives on rentals in Calgary and Edmonton in 2026?
Yes. CMHC’s 2026 Mid-Year Rental Market Update found that landlords across major markets, including Calgary and Edmonton, increasingly relied on incentives such as free or discounted parking, gift cards, and move-in credits in the six months leading into June 2026, with some concessions reaching several months of free rent.
0 Comments