Varsity View, Saskatoon: Best for University-Area Buyers and Investors Drawn to Older, Mixed Housing

Varsity View is an older inner-city Saskatoon neighbourhood directly south of the University of Saskatchewan that tends to suit university-area buyers, investors, and buyers drawn to character homes over the lowest possible entry price.

Varsity View at a Glance

Varsity View is an established neighbourhood in Ward 6, sitting immediately south of the University of Saskatchewan campus. It may be a strong fit for buyers who want walkable access to the university and Royal University Hospital, an older mix of single-family homes, two-unit housing, and multi-unit buildings, and an inner-city setting rather than a suburban one. It may be less suitable for buyers who want the lowest entry price in the city or a high owner-occupied, mostly detached housing profile.

According to the City of Saskatoon’s 24th edition Neighbourhood Profiles, Varsity View had a 2025 population of 3,935, a 43 percent homeownership rate, and an average household size of 2.0. The same profile shows a 2024 dwelling mix of 40 percent single-family dwellings, 27 percent two-unit dwellings, and 33 percent multi-unit housing.

Quick Facts

Category	Varsity View Details
Area of Saskatoon	Central east side, directly south of the University of Saskatchewan, within Ward 6
Population	3,935, City of Saskatoon 24th edition Neighbourhood Profiles, 2025
Homeownership Rate	43 percent owned, 57 percent rented (2021 Census)
Average Household Size	2.0
Main Housing Types	Single-family homes, two-unit housing, semi-detached homes, low-rise apartment condos
Dwelling Mix	40 percent single-family, 27 percent two-unit, 33 percent multi-unit housing (2024)
Neighbourhood Area	126.6 hectares, or 312.8 acres, at 17.1 dwelling units per hectare
Main Parks	Albert Park, Cumberland Park, President Murray Park, Raoul Wallenberg Park
Park Space	6.8 hectares, or 16.7 acres, according to the City profile
Schools in the Area	Brunskill School (Saskatoon Public Schools) and Bishop Murray High School (Greater Saskatoon Catholic Schools)
Nearby Amenities	University of Saskatchewan campus, Royal University Hospital, Albert Community Centre, College Drive, Clarence Avenue, and Cumberland Avenue services
Transit and Road Access	Access to College Drive, Cumberland Avenue, Clarence Avenue, and 8th Street, plus Saskatoon Transit route planning by address
Buyer Fit	University-area buyers, investors, renters-turned-owners, and buyers who value older character homes near campus

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

Where Is Varsity View in Saskatoon?

Varsity View sits on Saskatoon’s central east side, within Municipal Ward 6, directly south of the University of Saskatchewan campus. Wikipedia’s infobox describes the neighbourhood as bounded by College Drive to the north, 8th Street to the south, Cumberland Avenue to the east, and Clarence Avenue to the west.

For buyers, the location is the neighbourhood’s defining feature. College Drive connects directly to the University of Saskatchewan and Royal University Hospital, both immediately adjacent to the neighbourhood’s northern edge. Cumberland Avenue and Clarence Avenue carry traffic and several Saskatoon Transit routes toward downtown and other parts of the city.

Varsity View was annexed by the city in 1911 following the University of Saskatchewan’s founding in 1907, according to Wikipedia’s sourced development history, and much of its housing stock dates to an early-to-mid-twentieth-century building period. That gives the neighbourhood an older, inner-city feel that is different from Saskatoon’s newer suburban areas, with character homes and a long-established street grid.

What Is Varsity View Known For?

Varsity View is known for its direct adjacency to the University of Saskatchewan and Royal University Hospital, which shapes both who lives there and what gets built there. The City profile shows a comparatively young, working-age population pattern consistent with a campus-adjacent neighbourhood, and postsecondary enrolment data tracked in the same profile reflects ongoing ties to the University of Saskatchewan and Saskatchewan Polytechnic.

The housing mix is one of the biggest things buyers notice. Varsity View is not dominated by single-family detached homes the way many suburban neighbourhoods are. The City profile shows close to a third of dwellings are multi-unit housing, plus a substantial two-unit housing share, which gives the neighbourhood a denser, more varied built form than newer subdivisions.

Varsity View is also known for being an older neighbourhood. The City profile’s age-of-dwelling data shows 37 percent of homes were built before 1960, which means many properties carry the maintenance and renovation considerations that come with that vintage.

Who Is Varsity View a Good Fit For?

Varsity View fits buyers who prioritize proximity to the University of Saskatchewan and Royal University Hospital over a lower price point or a suburban setting. With a homeownership rate of 43 percent and 57 percent of households renting in the 2021 Census, the neighbourhood’s housing pattern leans toward rental tenure more than many established Saskatoon neighbourhoods, which reflects its mix of housing types and proximity to the university rather than a single buyer profile.

The City profile’s 2024 median multiple of 5.27 is well above the Saskatoon average of 3.96 and above the City’s own 3.0 affordability threshold, which means Varsity View is, by the City’s own measure, a comparatively less affordable neighbourhood relative to local incomes than the citywide average. The median personal income reported in the profile was $38,240, below the citywide figure of $44,650 cited in the same document.

Families considering Varsity View have access to Brunskill School and Bishop Murray High School within the neighbourhood. Brunskill School’s own page notes that a majority of its families live outside the immediate area, with many connected to Royal University Hospital, the University of Saskatchewan, or related science and technology employers, which suggests the school draws partly on employment ties to the university and hospital rather than strictly on neighbourhood boundaries. Attendance boundaries and program availability should always be confirmed directly with the school divisions.

Varsity View may be a better fit for buyers who are comfortable with an older, denser, mixed-tenure neighbourhood close to a major employment and education anchor. It may be less suitable for buyers prioritizing the lowest possible purchase price or a high concentration of newer, owner-occupied, single-family housing.

Schools And Childcare

Brunskill School, located at 101 Wiggins Avenue South, is a Saskatoon Public Schools K-8 facility within the neighbourhood. The school’s own page describes it as sitting three blocks south of the University of Saskatchewan campus and notes that many families choose Brunskill because a parent works at Royal University Hospital, the University of Saskatchewan, or a related science and technology employer. The City’s 24th edition profile shows enrolment at Brunskill School moving from 451 in 2022 to 487 in 2024.

Bishop Murray High School, at 615 Wiggins Avenue, is a Greater Saskatoon Catholic Schools facility within the neighbourhood serving grades 9 through 12. The City profile shows enrolment at Bishop Murray moving from 162 in 2022 to 125 in 2024.

Buyers should confirm current attendance boundaries, program availability, and transportation directly with Saskatoon Public Schools or Greater Saskatoon Catholic Schools before purchasing, since boundaries and programs can change.

Parks And Outdoor Space

Varsity View has 6.8 hectares, or 16.7 acres, of total park space according to the City profile. Named park space includes Albert Park, a neighbourhood-type park at 1.4 hectares, or 3.4 acres, Cumberland Park, a district-type park at 1.4 hectares, or 3.3 acres, President Murray Park, a neighbourhood-type park at 3.0 hectares, or 7.3 acres, and Raoul Wallenberg Park, a neighbourhood-type park at 1.0 hectare, or 2.6 acres.

The Albert Community Centre sits within the neighbourhood near Albert Park and is one of the area’s identified community facilities. The Varsity View Community Association lists neighbourhood programming and notable places on its website, and buyers should confirm current programming and membership details directly with the association.

Buyers who want larger park space or river-valley access should compare Varsity View against neighbouring areas, since its total park area is smaller than many established Saskatoon neighbourhoods.

Housing Types And Price Reality

Varsity View’s housing stock is split fairly evenly across three categories. The City’s 2024 dwelling count shows 857 single-family dwellings, 591 two-unit dwellings, and 718 multi-unit dwellings, for 40 percent single-family, 27 percent two-unit, and 33 percent multi-unit housing, out of 2,166 total dwellings.

The age of housing skews older than many Saskatoon neighbourhoods. The City profile’s 2021 Census data shows 37 percent of dwellings built before 1960 and 29 percent built between 1961 and 1980, meaning a majority of the housing stock predates 1980. For buyers, that means inspections matter, with attention to foundation condition, sewer line age, electrical panel capacity, roofing, windows, and any past renovation work.

The City profile’s 2024 real estate sales data shows 82 single-family dwelling sales at an average price of $624,010, 9 semi-detached sales at an average price of $499,389, 6 semi-detached two-titles sales at an average price of $592,083, and 14 low-rise apartment condo sales at an average price of $225,736. No condo townhouse or high-rise apartment condo 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 median multiple of 5.27 in 2024 for Varsity View, 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 places Varsity View well above both the city average and that threshold. Average owner’s major payments were reported at $1,808 and average gross rent at $1,190 in the 2021 Census data cited in the profile.

Before committing to a budget for this area, take a look at how much money you need to buy a house in Saskatoon so the closing costs do not catch you off guard.

Buying in Varsity View

Varsity View is worth considering if you want walkable proximity to the University of Saskatchewan and Royal University Hospital, older character housing, and a denser mix of property types than many established neighbourhoods. The City’s housing data shows a tenure profile weighted toward rental, with 57 percent rented and 43 percent owned in 2021.

Buyers should pay attention to the specific construction era and condition of a given home, since much of the housing stock predates 1980. A home near Albert Park or President Murray Park may carry a different feel than one closer to College Drive or 8th Street.

Best Fit for Buyers Who Want:

• Walkable or short-commute proximity to the University of Saskatchewan and Royal University Hospital
• Older character homes with renovation potential
• A mix of single-family homes, two-unit housing, semi-detached homes, and low-rise apartment condos
• An inner-city setting with an established street grid
• Investment or rental-property possibilities tied to university and hospital demand

May Not Be the Best Fit for Buyers Who Need:

• The lowest possible entry price point in Saskatoon
• A high owner-occupied, single-family-dominant housing profile
• Newer construction with modern mechanical systems and finishes
• A median multiple at or below the City’s own 3.0 affordability threshold
• A quieter, lower-density suburban setting

Selling in Varsity View

Sellers in Varsity View need to understand what buyers are comparing against. A buyer may also be looking at Nutana, City Park, Greystone Heights, or the University Heights Urban Centre, depending on budget and how much they prioritize proximity to campus versus other amenities. That means the listing should make the home’s exact fit clear, including walking distance to the university, hospital, or Brunskill School.

For single-family homes, which the City profile shows as the most active 2024 sales category by volume, buyers will likely focus on the age of mechanical systems, foundation condition, basement development quality, and any updates made since the home’s original construction. For semi-detached homes and low-rise apartment condos, buyers will want to review condo fees, reserve fund information, bylaws, and parking closely.

Sellers should be careful not to overstate the property. In Varsity View, honest positioning works better, particularly around a home’s exact age and any original-condition systems. A well-priced, accurately described home can attract university-area buyers and investors, while overstating condition can create problems during showings and inspections.

Investor Notes for Varsity View

Varsity View has a higher rental share than many established Saskatoon neighbourhoods, with 57 percent of households renting in the 2021 Census, supported by proximity to the University of Saskatchewan, Royal University Hospital, and Saskatoon Polytechnic-adjacent commuting. The City profile’s postsecondary enrolment data shows several hundred University of Saskatchewan students tracked in connection with the neighbourhood each year, which can support rental demand, though this is enrolment data for the institution rather than a confirmed count of student renters living specifically in Varsity View.

Potential investor options may include two-unit housing, semi-detached homes, and low-rise apartment condos, all of which the City profile shows as active 2024 sales categories. Investors should not assume every basement or secondary unit is a legal suite. Zoning, permits, ceiling height, egress, parking, fire separation, electrical capacity, and building-code requirements must all be confirmed directly with the City of Saskatoon.

Investor risks include older-home maintenance, the median multiple of 5.27 affecting yield calculations relative to lower-priced neighbourhoods, condo governance issues where applicable, parking constraints common to older inner-city streets, and rental competition from other university-adjacent neighbourhoods. No active rezoning or major development proposal specific to Varsity View was identified as part of this research; investors should confirm current planning activity directly with the City of Saskatoon before relying on the absence of a finding here.

Commute And Daily Convenience

Varsity View has direct road access to College Drive, Cumberland Avenue, Clarence Avenue, and 8th Street, connecting residents to the University of Saskatchewan, Royal University Hospital, downtown Saskatoon, and the broader east-side road network. The City map shows Varsity View positioned immediately south of the university campus.

Transit should be confirmed by address. Saskatoon Transit’s official routes and schedules page lists several routes serving the University of Saskatchewan area, and Cumberland Avenue carries multiple routes connecting toward downtown. Saskatoon Transit recommends using its real-time mobile app and service alerts to plan trips, since route numbers and detours, including ones tied to College Drive construction, can change.

For buyers who work or study at the university or hospital, Varsity View can mean a short commute by car, bicycle, transit, or on foot. The City profile’s mode-of-travel data shows walking as a notable share of how Varsity View residents get to work, consistent with the neighbourhood’s central, campus-adjacent location.

Winter driving, snow clearing, and parking may vary by property. Older inner-city streets can have different parking patterns than newer subdivisions, so buyers should look at the street, lane access, and any off-street parking when viewing homes.

Safety And Neighbourhood Perception

No independently verified, current crime statistics for Varsity View are cited here, none were available from an official source as part of this draft. What can be said directly from City and community sources is that Varsity View is an older, denser, mixed-tenure neighbourhood directly adjacent to a major university campus and hospital, which can affect how individual blocks feel compared with a newer, lower-density subdivision. 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 Varsity View

Pros	Cons
Direct adjacency to the University of Saskatchewan and Royal University Hospital	Median multiple of 5.27, well above the Saskatoon average and the City’s affordability threshold
Walkable, inner-city setting with an established street grid	Lower homeownership rate than many established family neighbourhoods
Mixed housing stock, including two-unit housing, semi-detached homes, and apartment condos	Older housing stock, with 37 percent of dwellings built before 1960
Brunskill School and Bishop Murray High School within the neighbourhood	Smaller total park space than many established Saskatoon neighbourhoods
Strong rental and investor demand tied to university and hospital proximity	Higher entry price than many other established Saskatoon neighbourhoods
Active community association	Buyers need to confirm school boundaries and programs directly
Good fit for university-area buyers and investors	Not a fit for buyers prioritizing the lowest available price point

Compared To Nearby Areas

• Nutana sits nearby and may suit buyers who want a similarly older, inner-city neighbourhood with a different commercial strip and housing mix.
• City Park offers another central option for buyers comparing downtown-adjacent neighbourhoods against Varsity View’s university-campus proximity.
• Greystone Heights provides a nearby alternative with its own mix of established housing closer to the South Saskatchewan River.
• The University Heights Urban Centre gives buyers a more condo- and service-oriented option near the same university-area amenities Varsity View offers.

Best Fit By Buyer Type

Varsity View is worth considering if you want walkable proximity to the University of Saskatchewan and Royal University Hospital, older character housing, and a denser mix of property types than many established neighbourhoods. It may not be the right fit if you want the lowest possible entry price, a high owner-occupied profile, or a quieter suburban setting.

For many buyers, the decision comes down to comfort with the neighbourhood’s higher median multiple, the age of the housing stock, and whether proximity to the university and hospital outweighs the trade-offs of a smaller park area and a rental-heavy tenure pattern.

For a wider comparison, see how Varsity View stacks up against other areas in my guide to the best Saskatoon neighbourhoods by lifestyle.