Thorncliffe is where the North sector builds backyard suites. City of Calgary open data shows 11 backyard suite permits here from January 2023 to 29 September 2026, a quarter of the sector's 43 and tied with Glamorgan for the eighth most of any Calgary community. Owners also took out 17 secondary suite permits for alterations of existing space and 14 classed as new construction, and the registry has grown by about 20 suites a year.
Key takeaways
- Thorncliffe had 11 backyard suite permits from January 2023 to 29 September 2026, 25.6% of the North sector's total and sixth most of 97 communities.
- The backyard suites had a median declared value of $123,051 and took a median 24 days to issue, tied with two others for the quickest of the 26 communities with a backyard suite median.
- Thorncliffe's secondary suite alterations had a median declared value of $82,964, fourth highest of 80 communities.
- The City's registry added 21, 20, 19 and 19 Thorncliffe suites in 2023, 2024, 2025 and 2026 to date, for 184 in all.
- 6 of the 10 new single-detached houses were 2,500 sq ft or more on the permit, at a median of 2,604 sq ft.
- Owners filed 47 suite development permit applications, tied for 24th most of 97, out of 148 applications of all types, all 120 decided approved.
How many suites are being built in Thorncliffe?
42 suite permits of three kinds since 2023: 17 secondary suites altered from existing space, 14 secondary suites classed as new construction and 11 backyard suites. That's more suite permits than garages (30) and half the renovation count (85).
| Measure | Figure |
|---|---|
| Development permit applications (all types, since 2023) | 148 |
| Decided so far: approved / refused | 120 / 0 |
| Median days from application to decision | 52 days |
| Secondary suite development permit applications | 47 |
| Suites on the City's secondary suite registry (all years) | 184 |
| Added to the registry 2023, 2024, 2025, 2026 to date | 21, 20, 19, 19 |
| Districts with the most development permit applications | R-CG (64), R-C1 (57), R-C2 (10), C-C1 (8) |
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.
Backyard suites rose to 5 in 2025, after 2 in 2023 and 1 in 2024, with 3 more by September 2026. Suite alterations went the other way, from 7 in 2023 to 1 in 2025. The data doesn't say why, but on 4 August 2026 the City changed the rules so a property can have a backyard suite or a secondary suite, not both, which makes the choice a real one for any lot. The backyard suites guide and the legal basement suite guide set out each option as of October 2026.
Declared values are what the applicant wrote on the permit and run below real costs. Even so, the $82,964 median for a Thorncliffe suite alteration is one of the highest in the city.
What's the zoning for a suite in Thorncliffe?
Mostly R-C1. It covers 54.1% of Thorncliffe's area and R-C2 another 10.3%, and as of October 2026 a secondary suite is a permitted use in both and a backyard suite is discretionary, so the backyard suite still needs a development permit.
| District | Share of the community's area |
|---|---|
| R-C1 | 54.1% |
| S-SPR | 12.3% |
| R-C2 | 10.3% |
| S-CS | 8.8% |
| M-C1 | 8.4% |
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.
The City groups 65.1% of Thorncliffe as Residential and 23.1% as special purpose land, mainly S-SPR, Special Purpose - School, Park and Community Reserve (12.3%), and S-CS, Special Purpose - Community Service (8.8%). M-C1 covers 8.4%. R-CG lots drew the most development permit applications (64), yet R-CG isn't among the five largest districts by area now; the 2024 citywide rezoning was repealed on 4 August 2026, so confirm your lot's current district on the City's land use map. Development permits here took a median of 52 days to a decision.
What else are Thorncliffe owners building?
Renovations most of all, then garages and basements.
| Project | 2023 | 2024 | 2025 | 2026 to date | Total | Share of Calgary | Median declared value | Median days to issue |
|---|---|---|---|---|---|---|---|---|
| New single-detached houses | 0 | 1 | 6 | 3 | 10 | 0.1% | $407,180 | 48 days |
| New semi-detached houses | 0 | 0 | 0 | 2 | 2 | 0.0% | fewer than 5 | fewer than 5 |
| New rowhouses and townhouses | 0 | 0 | 1 | 2 | 3 | 0.1% | fewer than 5 | fewer than 5 |
| Secondary suites, new construction (City work class New) | 4 | 4 | 3 | 3 | 14 | 0.6% | $68,510 | 21.5 days |
| Secondary suites, alteration of existing space | 7 | 6 | 1 | 3 | 17 | 0.2% | $82,964 | 25 days |
| Backyard suites | 2 | 1 | 5 | 3 | 11 | 2.2% | $123,051 | 24 days |
| Additions | 2 | 3 | 1 | 3 | 9 | 0.6% | $68,089 | 30 days |
| Detached garages | 8 | 5 | 9 | 8 | 30 | 0.3% | $50,920 | 18.5 days |
| Basement developments | 4 | 8 | 7 | 2 | 21 | 0.3% | $37,427 | 16 days |
| Renovations | 20 | 29 | 24 | 12 | 85 | 1.0% | $15,000 | 21 days |
| Decks | 4 | 0 | 4 | 1 | 9 | 0.3% | $5,350 | 16 days |
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 85 renovation permits had a median declared value of $15,000. Detached garages (30) came in at a median of $50,920, tied for tenth highest of 87 communities, and basement developments (21) took a median of 16 days to issue, fourth slowest of 87. The 9 additions had a median declared value of $68,089; the home addition cost guide covers what one costs in practice.
How big are new houses in Thorncliffe?
Large for a 1950s community. The City classes Thorncliffe's original housing as 1950s, and the 10 new single-detached houses since 2023 had a median of 2,604 sq ft on the permit.
| Floor area on the permit | Houses |
|---|---|
| Under 1,500 sq ft | 0 |
| 1,500 to 1,999 sq ft | 2 |
| 2,000 to 2,499 sq ft | 2 |
| 2,500 to 2,999 sq ft | 4 |
| 3,000 sq ft and over | 2 |
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.
Four were between 2,500 and 2,999 sq ft and two were 3,000 sq ft or more. Six of the ten were issued in 2025. The new house permits took a median of 48 days to issue, tied for eighth slowest of 74 communities; the new home permit time guide explains the steps.
Who lives in Thorncliffe?
A mixed, slightly older community. The 2021 census counted 8,695 residents in 3,610 households averaging 2.4 people; 16% were 65 or over.
| Measure | Figure |
|---|---|
| Population (2021 census) | 8,695 |
| Households (2021 census) | 3,610 |
| Average household size | 2.4 |
| One-person households | 30% |
| Households of five or more | 8% |
| Residents aged 0 to 14 / 65 and over | 17% / 16% |
| Dwellings (2019 civic census) | 3,831 |
| Single-detached | 2,049 (53%) |
| Duplex | 373 (10%) |
| Townhouse | 815 (21%) |
| Apartment | 332 (9%) |
| Owner-occupied | 2,016 (53%) |
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 2,049 single-detached homes (53%), 815 townhouses (21%, tenth highest share of 87 communities) and 373 duplex units, with 53% owner-occupied. With 16% of residents 65 or over, a backyard suite for a parent is one plausible use, though the data doesn't record who lives in the suites.
Walking a Thorncliffe suite plan at full size
Choosing between a backyard suite and a basement suite is easier when you can stand in both. At the studio, either plan is lit at full size on a walkable LED floor with room names and dimension lines, and the studio's bathtub on wheels, sofa and table can be moved into the suite you've drawn to see whether it works as a home.
Bring both plans if you're still deciding. Changes show on the floor as you make them, and the recording is yours to keep. Send PDFs or DWGs at least three days ahead. The quote is free and based on the plan's size: see pricing, book a session, or browse the communities hub.
Questions
Are backyard suites common in Thorncliffe?
Yes, for the North sector. Thorncliffe had 11 backyard suite permits from January 2023 to 29 September 2026, 25.6% of the North's total and tied for eighth most in Calgary. They took a median of 24 days to issue.
Can I have a basement suite and a backyard suite in Thorncliffe?
Not since 4 August 2026. A Thorncliffe property, like any in Calgary, can now have a secondary suite or a backyard suite, not both. Thorncliffe owners took out 17 secondary suite permits for alterations of existing space and 11 for backyard suites from 2023 to September 2026.
How much does a suite cost in Thorncliffe?
The median declared value on a Thorncliffe secondary suite alteration was $82,964, and $123,051 for a backyard suite, on permits from 2023 to September 2026. Those are what applicants wrote on the permit and run below real costs.
How big are new houses in Thorncliffe?
New single-detached houses in Thorncliffe had a median of 2,604 sq ft on the permit from 2023 to September 2026. 6 of the 10 were 2,500 sq ft or more.
How long does a development permit take in Thorncliffe?
A development permit in Thorncliffe took a median of 52 days from application to decision for applications made since 2023, and all 120 decided were approved.
Sources
- City of Calgary open data: building permits data.calgary.ca
- City of Calgary open data: development permits data.calgary.ca
- City of Calgary open data: secondary suite registry data.calgary.ca
- City of Calgary open data: community boundaries data.calgary.ca
- City of Calgary open data: census 2021 population data.calgary.ca
- City of Calgary open data: census 2021 households data.calgary.ca
- City of Calgary open data: civic census 2019 data.calgary.ca
- City of Calgary open data: land use districts data.calgary.ca
- land use map maps.calgary.ca
