Kensington, Saskatoon: Best for Move-Up Buyers and Families Who Want New Construction and a Planned Village Centre

Kensington is a new, still-developing west Saskatoon neighbourhood that suits move-up buyers, families who can confirm school busing in advance, and buyers who want recent construction, a planned village square, and pathway and park access.

Kensington at a Glance

Kensington is a newer neighbourhood in west Saskatoon, built mostly since 2016, with a housing mix led by two-unit homes alongside single-family homes and a smaller share of multi-unit housing. It may be a strong fit for move-up buyers, families who can confirm school busing in advance, and buyers who value a planned village centre, pathways, and park space close to home. It may be less suitable for buyers who want a school inside the neighbourhood today, an established commercial district, or mature trees and an older streetscape.

According to the City of Saskatoon neighbourhood profile, Kensington had a population of 6,043, a homeownership rate of 68 percent, and an average household size of 3.2. The same City profile shows a dwelling mix of 43 percent two-unit dwellings, 32 percent single-family dwellings, and 25 percent multi-unit housing, with about 73 percent of homes built between 2016 and 2021.

Quick Facts

Category	Kensington Details
Area of Saskatoon	West Saskatoon, Blairmore Suburban Development Area, within Ward 3
Population	6,043, City of Saskatoon neighbourhood profile
Homeownership Rate	68 percent owned, 32 percent rented
Average Household Size	3.2
Main Housing Types	Single-family homes, two-unit housing, townhouse and low-rise apartment condos
Dwelling Mix	43 percent two-unit, 32 percent single-family, 25 percent multi-unit housing
Neighbourhood Area	214.8 hectares, or 530.9 acres, at 10.6 dwelling units per hectare
Main Parks	Lion’s Century Park, George H Clare Park, Bev M Dyck Park, Ed Jordan Park, Mahoney Park, Peter H Currie Park
Park Space	17.5 hectares, or 43.2 acres, according to the City profile
Schools in the Area	No open school located inside Kensington; nearest schools are in adjacent Hampton Village, with secondary schools in Blairmore Urban Centre
Nearby Amenities	Kensington Village Square, Kensington Plaza, 33rd Street access to the North Industrial area
Transit and Road Access	Saskatoon Transit Route 65 Kensington/City Centre, OnDemand Transit for North Kensington, plus 22nd Street West, Kensington Boulevard, Diefenbaker Drive, Centennial Drive, and Neault Road
Buyer Fit	Move-up buyers, families who confirm busing in advance, and buyers who want new construction and a planned village centre

The City profile includes time-sensitive real estate sales data showing average sale prices by property type in Kensington. These figures should be treated as historical context, not a current pricing guarantee.

Where Is Kensington in Saskatoon?

Kensington sits in west Saskatoon, within the Blairmore Suburban Development Area and Ward 3. Wikipedia describes Kensington as bounded by the west boundaries of Confederation Park and Pacific Heights to the east, Highway 14 to the south, and the remainder of the Blairmore Development Area to the north and west, with a proposed western boundary along a future northern extension of Highway 7, also known as Neault Road.

For buyers, the location places Kensington at the edge of Saskatoon’s west side. Kensington Boulevard runs north to south through the community, 33rd Street connects toward the North Industrial district, and 22nd Street West provides access toward downtown Saskatoon. Construction in Kensington began around 2013, and the City projects the neighbourhood will reach completion around 2028 with an estimated population of 8,300, compared with the 6,043 residents counted in the most recent City profile.

Kensington is newer than most established Saskatoon neighbourhoods, and parts of it are still being built out. That means buyers get recent construction throughout much of the neighbourhood, but it also means some sections are still under development, and the surrounding commercial and institutional infrastructure, including schools, has not fully caught up with the housing.

What Is Kensington Known For?

Kensington is known for its fused grid street network, which the City describes as the first application of this street design in Saskatoon. The layout is built around connected greenways, pathways, and sports fields, along with two ponds near the centre of the community that support birdwatching and habitat for native plants and wildlife.

The neighbourhood is also known for the Kensington Village Square, a planned commercial and gathering space. The City’s description of the Village Square includes a smaller raised plaza with barbeque pits and picnic tables for community events, and a larger plaza that functions as an amphitheater and market space for arts, festivals, and musical events, with a RinkWater box for winter ice skating. The Village Square also includes what the City describes as Saskatoon’s first all-wheel pump track.

Housing variety is another defining feature. The City profile shows two-unit housing as the largest single dwelling category in Kensington, ahead of single-family homes, alongside a meaningful share of multi-unit housing such as townhouse and apartment condos. The City’s land development materials describe the neighbourhood as offering condominiums, townhouses, single-unit homes on cul-de-sacs, traditional single-unit lots, and contemporary apartments.

Who Is Kensington a Good Fit For?

Kensington fits buyers who want new construction and are comfortable with a still-developing neighbourhood. With a homeownership rate of 68 percent in the City profile, Kensington has a meaningful rental presence alongside owner-occupied housing, and its household size of 3.2 suggests families and larger households are common.

Families considering Kensington need to weigh one significant gap: the City profile lists no open school located inside the neighbourhood. Wikipedia notes that no plans currently exist for a school in Kensington itself, and that Saskatoon’s public and Catholic school boards had not yet indicated where Kensington students would be bused as of the most recent information available. Nearby schools, including Ernest Lindner School and St. Lorenzo Ruiz Catholic School in adjacent Hampton Village, and Tommy Douglas Collegiate and Bethlehem Catholic High School to the south in Blairmore Urban Centre, may serve some Kensington addresses, but this guide did not find a confirmed, current attendance boundary for Kensington from either school division. Families should treat this as an open question to resolve directly with the divisions, not an assumption to build a purchase decision around.

Move-up buyers and buyers who want recent construction may find Kensington appealing because of how much of the housing stock was built within the last decade, along with the planned amenities at the Village Square. Buyers should also expect ongoing construction noise, traffic, and changing infrastructure in parts of the neighbourhood while it continues toward its projected 2028 completion.

School availability, boundaries, and programs should always be confirmed directly with Saskatoon Public Schools or Greater Saskatoon Catholic Schools before buying.

Schools And Childcare

The City of Saskatoon neighbourhood profile states plainly that there are no open schools located inside Kensington. Saskatoon Public Schools maintains a school finder tool at spsd.sk.ca where addresses can be checked for current attendance information, and the division can also be reached directly at 306-683-8200 to confirm boundaries for a specific Kensington address.

Ernest Lindner School and St. Lorenzo Ruiz Catholic School share a joint-use site at 1087 and 1023 Hampton Circle in neighbouring Hampton Village. Both schools opened in September 2017. Whether a given Kensington address is assigned to this site, to schools in Confederation Park or Pacific Heights, or to another school entirely was not confirmed by an official source as part of this guide, and buyers should not assume a specific school without checking directly.

For secondary school, Tommy Douglas Collegiate, a Saskatoon Public school, and Bethlehem Catholic High School are both located to the south in Blairmore Urban Centre. As with elementary schooling, buyers should confirm current attendance areas directly with the relevant division rather than assuming based on geographic proximity alone.

Parks And Outdoor Space

Kensington has 17.5 hectares, or 43.2 acres, of park space according to the City profile. Named parks include Lion’s Century Park, the largest at 9.6 hectares and home to a playground and spray pad, George H Clare Park at 3.7 hectares, Bev M Dyck Park at 2.6 hectares, Ed Jordan Park at 0.6 hectares, Peter H Currie Park at 0.6 hectares, and Mahoney Park at 0.4 hectares.

The neighbourhood’s greenway network connects many of these parks with pathways, and the City’s land development materials describe two central ponds within the community used for recreational birdwatching. The Kensington Village Square adds further outdoor space, including an amphitheater and market plaza, a smaller event plaza, and what the City describes as Saskatoon’s first all-wheel pump track.

As a still-growing neighbourhood, additional park space and amenities may be added as remaining sections build out, and buyers should check the current City of Saskatoon parks map for any updates since this guide was written.

Daily errands depend on the exact address and how built-out the surrounding commercial areas are. The Kensington Village Square and Kensington Plaza provide some local retail and dining, and 33rd Street connects to the North Industrial district for additional shopping and services.

Housing Types And Price Reality

Kensington has a housing mix where two-unit homes are the largest category, ahead of single-family homes, with a smaller share of multi-unit housing. The City’s dwelling unit count shows 983 two-unit dwellings, 738 single-family dwellings, and 566 multi-unit dwellings, out of 2,287 total dwellings. In percentage terms, that is 43 percent two-unit, 32 percent single-family, and 25 percent multi-unit housing.

The age of housing is almost entirely recent. The City profile shows 73 percent of dwellings built between 2016 and 2021, 22 percent built between 2011 and 2016, and only small shares built earlier. Newer construction can mean fewer major-system surprises than older areas, but it does not remove the need for inspections, and buyers should still review builder warranty status and any deficiency history on a specific property.

The City profile’s 2024 real estate sales data shows 111 single-family dwelling sales at an average price of $550,620, 22 low-rise apartment condo sales at an average price of $218,518, 11 condo townhouse sales at an average price of $227,355, and 2 semi-detached sales at an average price of $363,750. No high-rise apartment condo or semi-detached two-titles sales were recorded in that period. These figures are historical context from the City profile, not a current pricing guarantee, and buyers should review current comparable sales before making decisions.

Housing affordability data in the same City profile shows a 2024 median multiple of 5.45 for Kensington, compared with 3.96 for Saskatoon overall. The City profile notes that a median multiple of 3.0 or under is rated as affordable, which means Kensington’s ratio remained above that threshold and above the Saskatoon average. Average owner’s major payments were reported at $2,160 and average gross rent at $1,276 in the 2021 Census data cited in the profile.

To turn these prices into a real budget, read how much cash you need to buy a home in Saskatoon, which goes well beyond the down payment.

Buying in Kensington

Kensington is worth considering if you want new construction, a housing mix that includes two-unit homes alongside detached and condo options, and access to a planned village centre and connected park network. The City’s housing data shows a homeownership rate of 68 percent, lower than several other newer Saskatoon neighbourhoods, alongside a household size of 3.2 that suggests families and larger households are common.

Buyers should pay attention to the exact location and stage of development nearby. A property near completed parks, the Village Square, and established streets may feel different from one closer to areas still being built out. The address, property type, and condition all carry weight in this neighbourhood.

Best Fit for Buyers Who Want:

• Move-up buyers who want recent construction and a mix of housing styles
• Families who can confirm school busing and attendance details in advance
• Buyers who value a planned village centre, pathways, and connected park space
• Buyers comfortable with two-unit housing or a townhouse condo
• Buyers who want access to Kensington Boulevard, 33rd Street, and 22nd Street West

May Not Be the Best Fit for Buyers Who Need:

• Families who need a school inside the neighbourhood today
• Buyers who want an established, fully built-out commercial district
• Buyers who want mature trees and an older streetscape
• Buyers who want to avoid nearby active construction in still-developing sections
• Investors looking for a large existing rental pool relative to ownership

Selling in Kensington

Sellers in Kensington need to understand what buyers are comparing against. A buyer may also be looking at Hampton Village, Confederation Park, Pacific Heights, or other west-side options, depending on budget and how much they prioritize an in-neighbourhood school versus newer construction and planned amenities. That means the listing should make the home’s exact fit clear, including proximity to the Village Square, parks, and main roads.

For single-family and two-unit homes, buyers will likely focus on finishing level, basement development, garage and parking, lot layout, and builder warranty status. Because the housing stock is mostly recent construction, buyers may expect fewer major-system concerns, but they will still review inspection reports and any deficiency history closely. For condos or townhomes, buyers will also want to see condo fees, reserve fund information, and bylaws.

Sellers should be careful not to overstate the property, particularly around schools. In Kensington, honest positioning works better. Stating or implying that a specific school serves a property when the boundary has not been confirmed by the school division can create problems for buyers and should be avoided. A well-presented, accurately priced home can attract move-up buyers and families who have already done their own school research, while overstating amenities or school access not yet confirmed can create issues during showings and negotiations.

Location within the neighbourhood matters. Homes near Lion’s Century Park, the Village Square, or quieter interior streets may need to be positioned differently than homes near Highway 14 or areas with ongoing construction nearby.

Investor Notes for Kensington

Kensington presents a different investor profile than some other newer Saskatoon neighbourhoods. The homeownership rate of 68 percent is lower than comparable newer neighbourhoods seen elsewhere in this guide series, which suggests a larger existing rental pool than a high-ownership neighbourhood would have, and the dwelling mix led by two-unit housing supports that pattern.

Potential investor options may include two-unit properties, which the City profile shows as the largest dwelling category, along with townhouse and low-rise apartment condos. Investors should not assume any particular rental return from neighbourhood averages, and should confirm zoning, condo documents, parking, and property condition before relying on any investment assumption. The City profile’s average gross rent figure of $1,276 is 2021 Census data and should be treated as historical context rather than a current market rate.

Kensington may appeal to tenants who want new construction, planned park and pathway access, and proximity to the North Industrial area for work. Demand should be tested directly rather than estimated, particularly while parts of the neighbourhood and its surrounding commercial development are still maturing.

Investor risks include ongoing construction and development activity in some sections, the absence of a school inside the neighbourhood today, and the effects of a still-maturing neighbourhood on long-term resale comparables. Zoning, permits, condo documents, and property condition must all be confirmed before relying on any investment assumption.

Commute And Daily Convenience

Kensington has road access through Kensington Boulevard running north to south, 33rd Street connecting toward the North Industrial district, and 22nd Street West providing a route toward downtown Saskatoon. Diefenbaker Drive, Centennial Drive, and Neault Road also serve the neighbourhood. Exact drive times to downtown, the university, or other parts of the city depend on the specific address and should be tested directly during actual commute times.

Transit should be confirmed by address. Saskatoon Transit operates Route 65 Kensington/City Centre as a full-service route connecting the neighbourhood to City Centre. North Kensington is also served by Saskatoon Transit’s OnDemand Transit, a stop-to-hub model that lets riders book a trip to connect with the fixed-route network, similar to the service available in Aspen Ridge. Riders should check the current Saskatoon Transit routes and schedules page, and the OnDemand Transit page, for any service changes since this guide was written.

For buyers who commute toward downtown, the university, or other parts of the city, drive and transit times from Kensington should be tested directly against a specific work schedule and destination before assuming they match commuting needs.

Winter driving, snow clearing, and parking may vary by location, particularly near areas of ongoing construction. Buyers should look at the specific street and its current state of development when viewing homes.

Safety And Neighbourhood Perception

No independently verified crime statistics for Kensington are cited here, none were available from an official source as part of this draft. What can be said directly from the City profile is that Kensington is a newer, still-growing neighbourhood with mostly recent construction, no school yet operating inside its boundaries, and ongoing build-out of housing and commercial space in some sections, all of which can affect how individual blocks feel compared with a fully established area. Buyers who weigh safety perception heavily should walk the specific blocks they are considering at different times of day rather than judging the neighbourhood as a whole, and can request current crime statistics from the Saskatoon Police Service directly.

Pros and Cons of Living in Kensington

Pros	Cons
Mostly recent construction, built largely between 2016 and 2021	No school located inside the neighbourhood, and busing is not yet confirmed by either division
Housing mix led by two-unit homes, with single-family and multi-unit options too	Commercial district, including the Village Square, still building out
Planned village square with a market plaza, amphitheater, and pump track	Ongoing construction activity in some still-developing sections
17.5 hectares of named park space, plus a connected greenway network	Median multiple of 5.45 in 2024, above the City’s affordability threshold and the Saskatoon average
Saskatoon Transit Route 65 and OnDemand Transit serve the neighbourhood	No independently verified crime data available for this guide
Fused grid street design, a first for Saskatoon	Not as established or mature in streetscape as older neighbourhoods
Larger average household size of 3.2 may suit families and move-up buyers	Buyers must independently confirm school assignment before relying on any specific school

Compared To Nearby Areas

• Hampton Village is an established neighbourhood just east of Kensington with schools already open and operating, which may make it the better choice for families who want a confirmed school today rather than an open question.
• Confederation Park is an older, established west-side neighbourhood bordering Kensington’s east edge, which may suit buyers who want mature trees and an existing school and commercial base rather than a newer subdivision.
• Pacific Heights is another established neighbourhood adjacent to Kensington’s east boundary, which may appeal to buyers comparing a more settled streetscape against Kensington’s newer construction.
• Blairmore Urban Centre, immediately south of Kensington, houses Tommy Douglas Collegiate and Bethlehem Catholic High School along with broader commercial services, which may suit buyers who want more retail and service options already built out nearby.

Best Fit By Buyer Type

Kensington is worth considering if you want new construction, a housing mix that includes two-unit homes, and access to a planned village centre and connected park network in west Saskatoon. It may not be the right fit if you want a school already operating inside the neighbourhood, an established commercial district, or a fully mature streetscape.

For many buyers, the decision comes down to how comfortable they are with an open question on schools, how much they value a still-developing neighbourhood with planned amenities, and whether new construction and the Village Square outweigh the trade-offs of ongoing build-out nearby.