Silverwood Heights Neighbourhood Profile Report

Profile Prepared on: October 13, 2025

Quick Facts: Who Lives Here

Silverwood Heights is Saskatoon’s largest residential neighbourhood by area and population, home to approximately 10,786 residents. This north-end community attracts middle and upper-middle income families with an average household income between $93,000 and $102,000. Homeownership is strong at 78-79%, reflecting the neighbourhood’s stability and family-oriented character. The community skews toward established families and some seniors who appreciate the mature, quiet streets and strong sense of belonging. Residents are highly engaged through an active community association that runs programs year-round.

Market Pulse: Last 90 Days of Sales

The Silverwood Heights market showed healthy activity from mid-July through mid-October 2025, with 27 homes changing hands. Here’s the snapshot:

Metric	Value
Total Sales	27
Median Sold Price	$485,000
Median Price Per Sq Ft	$408
Median Days on Market	19
Median Sale-to-List Ratio	102.1%

Homes in Silverwood Heights are selling slightly above asking price on average, signaling steady buyer demand in a competitive market. With a median of 19 days on market, properties are moving at a reasonable pace—not the lightning-fast frenzy of peak seasons, but solid momentum that rewards well-prepared listings.

Median Price & Price-Per-Sq-Ft Trend

Based on the most recent 90-day data, the median sale price sits at $485,000, with price-per-square-foot at $408. This represents stable pricing consistent with broader Saskatoon trends observed through September 2025, where the city continues to set modest price records amid limited inventory. Silverwood Heights specifically saw a median home price of approximately $437,980 in September, with the current 90-day median reflecting strong autumn activity across various property types.

Longer-term trend data (12-24 months) was not provided, but citywide indicators show Saskatoon experiencing gradual appreciation with a seller’s advantage persisting into fall 2025. Seasonality remains a factor—spring typically brings peak activity, while fall markets show steadier, more deliberate buyer behavior.

Sales Volume by Property Type

Silverwood Heights’ housing mix reflects its single-family roots, with detached homes dominating sales activity:

Property Type	Sales Count	Share of Total	Median Price	Median $/Sq Ft	Median DOM	Median Sale-to-List
Detached	20	74.1%	$532,500	$420	18 days	102.5%
Attached	5	18.5%	$314,500	$283	13 days	104.9%
Apartment	2	7.4%	$170,450	Data not provided	21 days	96.0%

Detached single-family homes command the strongest prices and move quickly, averaging just 18 days on market. Attached properties—semi-detached and townhomes—offer more affordable entry points and sold even faster at 13 days, with buyers paying slightly over asking at 104.9%. The small apartment condo segment shows slower movement and pricing below list, reflecting a more negotiable market for multi-family units.

Days on Market & Sale-to-List Ratio

At a median of 19 days on market and 102.1% sale-to-list ratio, Silverwood Heights presents a moderately competitive seller’s market. Homes aren’t flying off the shelf instantly, but well-priced properties with strong curb appeal and condition are attracting multiple showings and closing above asking. Detached homes perform particularly well, with buyers willing to bid up for move-in-ready properties in prime locations. Attached homes sell even faster, reflecting strong demand for more affordable options, while apartment condos require more patience and realistic pricing.

Get Your Custom Home Report

Thinking of selling in Silverwood Heights? Get a no-obligation, data-driven valuation of your home based on recent sales, property features, and current market conditions. I’ll show you exactly what buyers are paying right now and how to position your home for maximum return.

Contact Tim Bomboir:
Phone/Text: 306-621-9030
Email: tim@timbomboir.ca
Website: https://saskatoonlifestyle.com/contact/

Price Bands: Where Homes Actually Sold

The majority of Silverwood Heights sales cluster in the mid-market range, with nearly half of all transactions falling between $450,000 and $600,000:

Price Band	Sales Count	Share of Total
<$250K	2	7.4%
$250-349K	5	18.5%
$350-449K	2	7.4%
$450-599K	13	48.1%
$600-799K	4	14.8%
$800K+	1	3.7%

The $450-599K band is the sweet spot, capturing almost half of all buyers. This range typically includes updated detached bungalows and two-storeys with garages, mature lots, and 3-4 bedrooms. The $250-349K range offers attached homes and smaller detached properties appealing to first-time buyers and downsizers. Premium homes above $600K remain a smaller but active segment, often featuring extensive renovations, larger lots, or premium locations near the river or golf course.

Schools & Catchments (Public & Catholic)

Silverwood Heights is well-served by five elementary schools within the neighbourhood and two high schools nearby:

Public Schools:

• Brownell School (Elementary, K-5)
• Silverwood Heights School (Elementary, K-5)
• Marion Graham Collegiate (High School, 9-12) – nearby

Catholic Schools:

• École Sister O’Brien (Elementary, K-8, French Immersion available)
• St. Angela School (Elementary, K-8, French Immersion available)
• Bishop James Mahoney High School (High School, 9-12) – nearby

All five elementary schools are within walking distance for most families, a major draw for parents. Both Catholic schools offer French Immersion programming. Exact catchment boundaries should be verified with Saskatoon Public Schools and Greater Saskatoon Catholic Schools websites, as boundaries may shift year to year.

Commute & Connectivity (Drive, Transit, Bike)

Drive Times:

• Downtown Saskatoon: Approximately 15 minutes via Wanuskewin Road and Circle Drive
• University of Saskatchewan: Approximately 12-15 minutes via Circle Drive
• Saskatoon Airport: Approximately 20 minutes via Airport Drive

Major Routes:
Silverwood Heights enjoys excellent highway connectivity. Wanuskewin Road runs along the western edge, providing direct north-south access. Circle Drive (Highway 11) is minutes away for quick trips to any quadrant of the city. 51st Street connects eastward to commercial areas and downtown.

Public Transit:
Several Saskatoon Transit routes serve the neighbourhood, connecting residents to downtown and Lawson Heights Mall. Service is reasonable for daily commuting but not rapid transit. Off-peak and weekend frequencies may require planning. Check current routes and schedules at saskatoon.ca/transit.

Bike Network:
Wide sidewalks throughout the neighbourhood support walking and cycling. The adjacent Meewasin Valley Trail offers scenic river access and connects to the citywide trail network—ideal for recreation and active transportation. A proposed pedestrian/cycle river bridge has been discussed but is not yet constructed as of October 2025.

Parks, Trails & Recreation

Silverwood Heights is a nature lover’s dream, with green space on every side:

• Meewasin Park – Direct access to the South Saskatchewan River valley and trail system
• W.J.L. Harvey Park North & South – Playgrounds, open fields, and picnic areas
• Silverwood-Adilman Linkage – Greenspace connector within the neighbourhood
• Meewasin Valley Trail – Multi-use trail for walking, running, and cycling along the river
• Silverwood Golf Course – 18-hole public course on the northern boundary

The community association operates outdoor hockey rinks in winter and offers year-round programming including sports leagues, fitness classes, and family events. Kids have plenty of playgrounds and open space for pick-up games, while adults enjoy trail access steps from their front doors.

Shopping, Dining & Everyday Errands

Silverwood Heights is primarily residential with limited commercial within the neighbourhood itself. For daily needs, residents rely on nearby hubs:

Within the Neighbourhood:

• Small convenience stores

Nearby Commercial Areas:

• 51st Street & Wanuskewin Road: Grocery store, pharmacy, fast food, gas stations (5-minute drive)
• Lawson Heights Suburban Centre: Major retail, groceries, restaurants, services (7-10 minutes)
• Confed/51st Street Corridor: Additional dining, shopping, and professional services (10-12 minutes)

While you won’t walk to a café or restaurant from most homes, everything you need for weekly errands is a quick drive away. This trade-off—quiet residential living in exchange for a short drive to amenities—suits families who prioritize space, safety, and neighbourhood character over urban walkability.

Housing Stock: Age, Style & Typical Lots

Silverwood Heights was primarily built between 1975 and 1985, giving it a consistent mature aesthetic. Homes average around 40 years old, with the typical property built in 1983 based on recent sales. The neighbourhood features:

• Dominant Style: Detached single-family bungalows and two-storey homes
• Lot Sizes: Spacious lots with mature trees and established landscaping
• Typical Features: Attached garages, full basements (often developed), driveways, and generous yards
• Construction: Wood-frame on concrete foundations; original systems (furnaces, roofs, windows) may be nearing replacement age in unupdated homes

Buyers should expect solid, well-built homes with character but be prepared for renovation or system upgrades in properties that haven’t been updated. The neighbourhood’s maturity is part of its appeal—tree-lined streets, established gardens, and a cohesive streetscape you don’t find in new developments.

New Builds & Infill Activity (if any)

Silverwood Heights is essentially built out, with very little vacant land remaining for new construction. The neighbourhood sees minimal new subdivision activity and infill development below city targets. Recent activity has focused on:

• Renovations: Many homeowners updating kitchens, bathrooms, and mechanical systems
• Additions: Some rear or second-storey additions to accommodate growing families
• Occasional Infill: Rare teardowns or vacant lot builds, but not a significant trend

For buyers seeking brand-new construction, Silverwood Heights won’t deliver. The value here lies in established character, mature lots, and the opportunity to renovate an existing home to your taste—often at a lower total cost than new builds in developing areas.

Affordability Check (Sample Payments & Taxes)

Here’s what you might pay monthly for homes in Silverwood Heights’ common price ranges:

Price Point	Down Payment (20%)	Mortgage Amount	Monthly Payment*	Est. Property Tax**	Est. Utilities***	Total Monthly
$314,500 (Median Attached)	$62,900	$251,600	$1,570	$275	$300	$2,145
$485,000 (Median Overall)	$97,000	$388,000	$2,420	$420	$350	$3,190
$532,500 (Median Detached)	$106,500	$426,000	$2,660	$460	$375	$3,495

Assumptions:

• 20% down payment
• 25-year amortization
• 5.5% fixed interest rate (approximate as of October 2025)
• Property tax: ~$85-90 per month per $100K of assessed value
• Utilities: Heating, water, power, insurance vary by home size and condition

Important Note: First-time buyers with less than 20% down will require mortgage default insurance, increasing monthly costs. Always get pre-approved and work with a mortgage professional to understand your true affordability.

Move-In Ready vs. Fixer-Upper Mix

Silverwood Heights offers a range of conditions reflecting its 1975-1985 build era:

Move-In Ready (Premium Priced):
Homes with updated kitchens, bathrooms, flooring, windows, and mechanical systems command top dollar and sell quickly. Expect to pay $500K+ for detached homes with recent renovations. These properties attract buyers who want to avoid projects and will pay a premium for quality updates.

Moderate Updates Needed (Mid-Market):
Many homes have seen partial updates—perhaps a newer roof or furnace but original bathrooms or flooring. These properties in the $400-500K range offer value for buyers willing to tackle cosmetic updates over time.

Fixer-Uppers (Value Play):
Original-condition homes with dated finishes and aging systems represent the best value for renovation-minded buyers. These properties often sell under $450K and provide opportunities to build sweat equity. Budget for major updates: kitchens ($20-40K), bathrooms ($10-20K), windows ($15-25K), and mechanical systems ($10-20K each).

Family Fit: Playgrounds, Programs & Playfields

Silverwood Heights earns top marks for families:

For Young Kids:

• Five elementary schools within walking distance
• Multiple playgrounds in neighbourhood parks
• Quiet streets with minimal through-traffic
• Active community programming (swimming lessons, skating, camps)

For Teens:

• Nearby high schools (Marion Graham, Bishop Mahoney)
• Community association sports leagues and drop-in programs
• River trail access for outdoor activities
• Golf course employment opportunities

For Parents:

• Strong sense of community and active parent networks
• High homeownership creates neighbourhood stability
• Safe streets for kids to play independently
• Mature trees and large yards for outdoor family time

The combination of excellent schools, abundant green space, and a tight-knit community makes Silverwood Heights one of Saskatoon’s most family-friendly neighbourhoods.

Lifestyle Vibe: Quiet Streets or Bustling Hubs

Silverwood Heights leans decidedly toward quiet, suburban living. This is a neighbourhood where:

• Kids ride bikes in the street
• Neighbours know each other’s names
• Saturday mornings mean yard work and coffee chats
• Evening walks to the river are a daily ritual

You won’t find trendy cafés, boutiques, or nightlife here—and that’s exactly the point. Residents chose Silverwood Heights for space, safety, and a slower pace. The trade-off is a 10-minute drive for dining and entertainment. If you value peaceful streets, mature character, and family-oriented community over urban amenities, this neighbourhood delivers.

Let’s Create a Custom Buyer’s Strategy

Ready to buy in Silverwood Heights? I’ll help you navigate the market, identify the best value properties, and develop a winning offer strategy. With 27 homes sold in just 90 days, competition is real—but with the right approach, you can secure your dream home.

Contact Tim Bomboir:
Phone/Text: 306-621-9030
Email: tim@timbomboir.ca
Website: https://saskatoonlifestyle.com/contact/

Safety & Community Notes

Silverwood Heights enjoys a strong safety reputation, with crime rates approximately 19% below the Saskatoon average. The high homeownership rate (78-79%) contributes to neighbourhood stability, with residents invested in maintaining a safe, welcoming environment.

The active community association fosters connection through year-round events, sports leagues, and volunteer opportunities. This engagement creates natural neighbourhood watch dynamics—residents notice unfamiliar activity and look out for one another. Parents consistently report feeling comfortable letting children play outside and walk to school independently.

As with any urban neighbourhood, basic precautions apply: lock doors and vehicles, secure valuables, and maintain outdoor lighting. Overall, Silverwood Heights ranks among Saskatoon’s safer residential areas.

Micro-Markets & Pockets to Watch

Within Silverwood Heights, certain pockets command premium pricing:

River-Adjacent Properties:
Homes backing onto or near the Meewasin Valley Trail and river corridor enjoy premium positioning. Expect to pay 10-15% more for lots with treed backyards and trail access.

Silverwood Golf Course Frontage:
Properties along the northern boundary near the golf course offer open views and quiet setting. These lots appeal to golfers and nature lovers.

Interior Crescents:
Quiet crescents and cul-de-sacs away from through streets attract families seeking maximum privacy and safety. These streets often have the tightest-knit neighbours.

51st Street Frontage:
Homes directly on busier streets like 51st Street or Wanuskewin Road trade some tranquility for convenience but typically sell at a slight discount.

When evaluating properties, consider lot orientation, proximity to schools and parks, and street traffic levels—these factors significantly impact both livability and resale value.

What Sells Fast Here (Buyer Demand Signals)

Based on the 90-day sales data, properties with these features moved quickest and commanded strongest prices:

1. Updated Kitchens & Bathrooms: Modern finishes drive faster sales and higher sale-to-list ratios
2. Attached Garages: Saskatoon winters make garages non-negotiable for most buyers
3. Finished Basements: Additional living space adds significant value, especially for families
4. Move-In Condition: Homes requiring no immediate work sell 20-30% faster
5. Corner or Cul-de-Sac Lots: Premium lot positioning attracts multiple offers
6. 3+ Bedrooms: Family-sized homes dominate demand
7. Recent Mechanical Updates: New furnaces, water heaters, and roofs eliminate buyer hesitation

Properties lacking these features still sell but require more aggressive pricing and longer market times. The 102.1% median sale-to-list ratio proves that buyers will pay up for quality—but they’ll walk away from overpriced fixer-uppers.

Seller Playbook: Top Prep Moves for This Area

Want to maximize your Silverwood Heights sale? Focus here:

1. Kitchen & Bath Refresh: Even modest updates (paint, hardware, fixtures) yield strong ROI in this age of housing stock
2. Curb Appeal Matters: Mature landscaping is an asset—trim overgrown shrubs, mulch beds, and refresh front entry
3. Garage Organization: Buyers assume garages; show yours clean and functional
4. Basement Presentation: Finished basements add value; unfinished basements should be clean and show potential
5. Pre-Inspection Strategy: Consider getting your own inspection to address concerns proactively
6. Price It Right: With 19-day median DOM, overpricing costs you time and money—start strong based on recent comparables
7. Timing: List in spring (March-May) or early fall (September) for maximum buyer activity

The Silverwood Heights market rewards prepared sellers who price realistically and present well. Cut corners, and you’ll sit on market watching newer listings steal your buyers.

Buyer Playbook: How to Win Here

Competing for a home in Silverwood Heights? Use these tactics:

1. Get Pre-Approved: Sellers favour buyers with financing confirmed—especially in multiple-offer situations
2. Act Fast: With 19-day median DOM and 102% sale-to-list, hesitation costs you properties
3. Bring a Home Inspector: Older homes need careful evaluation—budget for inspection and potential repairs
4. Consider Cosmetic Fixer-Uppers: Dated décor scares off competition; see past the wallpaper to the bones
5. Value the Lot: In a mature neighbourhood, lot size and positioning matter as much as the house
6. Understand System Lifecycles: Furnaces, roofs, and water heaters in 40-year-old homes may need replacement—factor this into offers
7. Build Relationships: Work with an agent who knows Silverwood Heights intimately and can position your offers strategically

The attached home segment (semi-detached, townhomes) moves fastest at 13 days and 104.9% of list—if targeting this segment, be ready to compete immediately.

Pro Tips: Common Surprises & Hidden Costs

Buying in Silverwood Heights? Watch for these Saskatoon-specific considerations:

1. Foundation Styles: Most homes sit on concrete foundations; inspect for cracks and water intrusion, especially in older basements
2. Sewer Type: Verify whether the home connects to city sewer or has older clay tile lines that may need replacement ($8-15K)
3. Ice Damming: Mature trees and Saskatoon winters create ice dam risks—check for proper attic insulation and ventilation
4. Mature Tree Management: Large trees add charm but also maintenance costs and potential foundation/sewer impacts
5. Insurance Considerations: Homes over 40 years old with original roofs, electrical, or plumbing may face higher premiums or coverage limitations
6. Renovation Permits: City of Saskatoon requires permits for most substantial work—factor timeline and costs into renovation budgets
7. Lot Grading: Ensure proper drainage away from foundations—grading issues are common in older neighbourhoods

These aren’t deal-breakers, just realities of buying in an established neighbourhood. A thorough home inspection and realistic renovation budget will prevent costly surprises.

Upcoming Projects & City Planning

As of October 2025, Silverwood Heights has no major new infrastructure or development projects underway. The neighbourhood is essentially built out with stable residential zoning. A pedestrian/cycle river bridge has been proposed in the past to improve connectivity, but construction has not commenced.

Citywide, Saskatoon continues to experience population growth and modest price appreciation, but Silverwood Heights will see change through individual property renovations rather than large-scale development. The neighbourhood’s maturity is its selling point—what you see is what you get, with minimal risk of disruptive construction or zoning changes.

For the latest on city planning initiatives, visit saskatoon.ca/engage or consult the City’s Strategic Trends Report.

FAQ: Your Top Questions Answered

Downloadables: Full Report PDF

For a printable PDF version of this Neighbourhood Profile Report, contact Tim Bomboir directly:

Phone/Text: 306-621-9030
Email: tim@timbomboir.ca

I can also provide:

• Custom comparative market analysis (CMA) for your specific property
• Detailed buyer cost projections including all fees and taxes
• School catchment maps and enrollment data
• Historical price trend analysis for Silverwood Heights

Methodology & Data Notes (90-Day Window)

Data Sources:

• MLS® sales data for Silverwood Heights: July 14, 2025 – October 13, 2025 (90 days)
• City of Saskatoon Neighbourhood Profiles and Strategic Trends Report (2024-2025)
• Public information on schools, transit, and amenities (current as of October 2025)

Calculations:

• All price, price-per-square-foot, days-on-market, and sale-to-list metrics use medians as the primary measure of central tendency to minimize outlier impact
• Sale-to-list ratio calculated as (sold price / final list price) × 100
• Property types normalized to: Detached, Attached (semi-detached/townhomes), and Apartment (condos)
• Price bands selected to reflect natural distribution breaks in the dataset
• Currency in CAD; prices rounded to nearest hundred or thousand as appropriate

Limitations:

• Population and demographic data based on 2009 census with 2025 estimates; exact current figures to be verified
• Rental price data is dated (2013); current rental market may differ
• School catchment boundaries noted as “to verify” should be confirmed with school boards
• Historical trend analysis (12-24 months) not included due to data limitations
• Apartment condo price-per-square-foot data incomplete in source file

Transparency:
This report presents data as received and calculated without embellishment. Where information was unavailable, this has been clearly noted. All assumptions are stated explicitly to allow readers to apply their own judgment.

Compliance & Disclaimers

This Neighbourhood Profile Report is provided for informational purposes only and is not intended to solicit buyers or sellers currently under contract with another REALTOR®.

All information is deemed reliable but is not guaranteed. Property data, statistics, school information, and municipal details are subject to change. Buyers and sellers should independently verify all information material to their decision-making, including but not limited to: property boundaries, school catchments, zoning, permits, system conditions, and financial projections.

MLS® data is provided by the Saskatoon Region Association of REALTORS® and is believed accurate but not guaranteed. Property values, market conditions, and statistics can change rapidly.

This report does not constitute legal, financial, or tax advice. Consult with appropriate licensed professionals before making real estate decisions.

Prepared by:
Tim Bomboir, Real Estate Professional
Phone/Text: 306-621-9030
Email: tim@timbomboir.ca
Website: https://saskatoonlifestyle.com/contact/

Book a Neighbourhood Tour

Want to see Silverwood Heights in person? I’ll give you a private driving or walking tour of the neighbourhood, show you current listings, and point out the micro-markets and hidden gems that only a local expert knows. Whether you’re buying or selling, there’s no substitute for boots on the ground.

Let’s explore Silverwood Heights together.

Contact Tim Bomboir:
Phone/Text: 306-621-9030
Email: tim@timbomboir.ca
Website: https://saskatoonlifestyle.com/contact/

---

Report prepared October 13, 2025, for Silverwood Heights, Saskatoon, SK