Richmond, Calgary: a quarter of homes are duplexes, and more coming

Richmond is a duplex neighbourhood that keeps adding duplexes. The City of Calgary's 2019 civic census counted 642 duplex units among its 2,503 dwellings, and open data on permits issued from January 2023 to 29 September 2026 shows 54 new semi-detached homes against 43 new single-detached houses. Detached garages were the most common permit of all, at 90.

What are people building in Richmond?

Garages first, then replacement homes. The City issued 90 detached garage permits here, the fifth most in the Centre sector, and 110 permits for new homes of three kinds: 54 semi-detached, 43 single-detached and 13 rowhouse or townhouse permits.

Permits issued, excluding cancelled ones. "Share of Calgary" is this community's part of the citywide count for the same project type and years. Declared value is what the applicant wrote on the permit application. It is not a quote and runs below real costs. Medians are shown only where a category has at least 5 permits. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

The year-by-year split shows where the lots are going. In 2023, Richmond had 10 new semis and 10 new houses. In 2025 it had 20 semis and 11 houses, and through 29 September 2026 the count stands at 8 of each. When a lot here is redeveloped, it's at least as likely to become two homes as one.

The rowhouse permits were slow. The 13 issued took a median 211 days from application to issue, the second longest of the 62 communities with five or more rowhouse permits. Single houses took a median 48 days and semis 37. If you're planning more than two units, the new home permit time guide shows where that time usually goes.

Garages took a median 34.5 days to issue here, slower than most communities. The detached garage cost guide and the garage size page help you settle the footprint before you apply.

How big are new houses in Richmond?

Mid-sized for an inner-city infill, with a heavy top end. The median new single-detached house was 2,321 sq ft on the permit. Twenty were between 2,000 and 2,499 sq ft, and 15 were 2,500 sq ft or more.

The floor area the applicant entered on the building permit, for new single-detached houses issued in the same window. It usually excludes the basement. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

The yearly medians jump around because the counts are small: 2,774 sq ft in 2024, then 2,073 sq ft in 2025. The median declared value on a new house was $395,847. That's what applicants wrote on the permit, and it runs below real construction costs; the custom home cost guide has real ranges.

Why are Richmond's backyard suites declared so high?

The permits don't say why, but the number stands out. Six backyard suite permits were issued in Richmond, two in 2023, three in 2024 and one in 2025, and their median declared value of $149,026 tops every community with enough of them to report a median. That's what owners wrote on the application, not what the suites cost to build, and real costs run higher.

Development permits applied for from 1 January 2023; many home projects in Calgary need only a building permit, so these are a subset of all work. The registry lists suites the City has confirmed meet the rules, not every suite that exists. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

Suites inside houses are rare here. Only 7 permits altered existing space into a suite and 1 was for a suite built as new construction, and 11 of Richmond's development permit applications were for suites. The registry holds 102 Richmond suites, with 23 added in 2023 and 25 in 2024. The backyard suites guide carries the rules as of October 2026, including the change that lets a lot hold one suite, not both kinds.

Richmond's development permits moved slowly: a median 69 days from application to decision. All 177 decided applications were approved.

Who lives in Richmond?

Smaller households, mostly working age. The 2021 census counted 5,250 people in 2,360 households, an average of 2.2 people, and 32% of households were one person. Residents aged 15 to 64 made up 73% of the population.

Population and household figures are from the 2021 Census of Canada as published by the City of Calgary; dwelling types are from the City's 2019 civic census, the last one it ran. Newer communities have grown since. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

The 2019 civic census found 1,035 single-detached dwellings, 642 duplex units and 462 apartments, with 56% owner-occupied. With more than a quarter of homes already in duplex form, a two-unit plan here suggests you're building the kind of home your street already has.

What does Richmond's land use look like?

Mostly R-C2, the district that fits all those duplexes. R-C2 covers 44.9% of Richmond's districted area, and the Land Use Bylaw describes it as contextual development of single detached, semi-detached and duplex dwellings in the Developed Area (Land Use Bylaw 1P2007, s.424). S-R, a recreation district, is next at 12.9%, then R-C1 at 10.6% and Direct Control at 7.2%. Residential districts cover 58.1% in all and special purpose districts 24.5%.

The share of the community's districted area in each land use district, from the City's district and community boundary maps intersected exactly. Districts change by lot and by amendment: check a specific lot on the City's land use map before you plan. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

R-CG doesn't appear among the largest districts by area, yet it was named on 89 of the 214 development permit applications, ahead of R-C2 with 55. Direct control districts set their own rules, so if your lot falls in one, the general district tables won't apply. Look up your parcel on the City's land use map before you draw anything.

Walking a Richmond infill at full size

Two homes on one lot means two narrow plans, and the questions are about width: does the stair crowd the entry, and can the kitchen island fit without pinching the walkway to the back door? At the studio, the plan is lit at full size on a walkable LED floor, room by room with dimension lines, and freestanding walls, a dining table and sofas can be moved into place. You can walk one side of the semi, then the other.

Elevations go up on a wall-size screen behind the floor, changes show up on the floor on the spot, and you keep the recording. Send the plans as a PDF or DWG at least three days ahead. Sessions are quoted by the plan's size and the quote is free: see pricing, book a session, or go back to the communities hub.