178 96 Ave NE
Medical/Dental Office · low-rise office building · built 2004 · 178 96 Ave NE
178 96 Ave NE is an 11.2 m low-rise office building in Harvest Hills, Calgary, recorded on the City assessment roll as built in 2004. Its main structure is the 470th tallest office roof of the 775 ranked in this record, and 1st of 1 in Harvest Hills. The City assesses the parcel at $7.7M on the 2026 roll, 244th of 822 sites in the record by assessed value. 527 scheduled transit trips call within 300 m of the parcel on a weekday. Since 2012 the City has recorded 12 building permits and 21 development permits on the parcel, the largest a $2.0M office permit for new construction, applied for in 2017.
- Civic address
- 178 96 Ave NE, Calgary, AB
- Community
- Harvest Hills (HAR)
- City sub-property use
- C103 Medical/Dental Office · all Medical/Dental Office sites
- Land use district
- C-N2 — Commercial - Neighbourhood 2 (Commercial)
- Height rank
- #470 of 785 citywide · #1 of 1 in Harvest Hills
- Footprint to parcel
- 32% of the parcel under LiDAR footprints
- Parcel pieces
- 1 titled piece · roll 446181703
- Coordinates
- 51.142074, -114.066405
Slav Loban and the Commercially × Real Broker team give Calgary commercial owners a confidential pricing opinion based on the public record shown on this page: assessment history, permits, land use and the surrounding market. It is a broker’s opinion of value, not a formal appraisal. You do not need to be ready to list to start the conversation.
Massing and site plan
Left: isometric massing of every LiDAR structure on the parcel, at true scale, viewed from the south-west with 3.9 m storey lines. Right: plan of the parcel with surrounding footprints, Plus 15 walkways and nearby stations. Open this building in the 3D city →
How it compares
Roof height against the Harvest Hills median and tallest, and against the city.
Access
Public-geometry tests only; confirm routes, entrances and hours with the building.
CTrain
Nearest station: McKnight Westwinds, 7.3 km straight-line (route 202). Planned Green Line station 96 Avenue N is 169 m away (TBD, per the City’s Green Line map).
Plus 15
Outside the Plus 15 network area.
Cycling
The best-rated cycling facility within 400 m of the parcel is a major street (On-Street Bikeway), 377 m away.
Winter access
The parcel fronts a Priority 1 snow and ice clearing route, 11 m from its edge. Priority 1 routes are cleared first after a snowfall.
Accessible crossing
The nearest accessible pedestrian signal is at 96 Avenue and Harvest Hills Boulevard, 196 m from the parcel.
Straight-line tests against The City of Calgary Calgary Bikeways, Snow and Ice Clearing Priority Routes and Traffic Signals, retrieved 2026-09-24. Bikeways are ranked by the City's comfort level, where 1 is a protected lane and 4 a major street. Snow priority is a clearing order, not a clearing time. An accessible pedestrian signal gives audible and tactile crossing cues; a signal recorded as unknown is not counted as having none.
Transit service
Scheduled Calgary Transit service at the door, not only the distance to a platform.
527 scheduled transit trips call within 300 m of this parcel on a representative weekday, 89 of them between 07:00 and 09:00, across 8 routes and 9 stops. The closest stop is EB 96 AV NE @ Harvest Hills BV, 141 m away.
| Service class | Trips on the service day |
|---|---|
| REGULAR | 292 |
| MAX | 227 |
| EXPRESS | 6 |
| SCHOOL | 2 |
Routes: 86 Coventry · 109 Harvest Hills · 114 Panorama · 116 Coventry Hills · 142 Panorama · 500 Airport Express · 832 Madeleine d'Houet/North Pointe · MG MAX Green North Pointe/ City Centre.
Calgary Transit Scheduling Data (GTFS), service day 2026-09-28 inside the 2026-09-15 to 2026-12-20 service period. A trip is counted once however many stops it calls at inside the radius. Schedules change each service period; this is the schedule, not observed service.
Parking
What the City’s own tariff record says about kerbside parking beside this parcel.
No Active paid on-street parking zone lies within 200 m of this parcel in the City’s tariff dataset. That is not a statement that parking is unavailable: free, permit-only and off-street parking are not recorded in this source.
Assessment history
Assessed values are The City of Calgary’s taxation figures by roll year, not sale prices or rents; Alberta does not publish transaction prices.
Roll 446181703 · Medical/Dental Office
Series not charted. The City’s published values for this roll number change by more than half or double between years, which usually signals a re-numbered, split or partially assessed account rather than a market movement. The published figures are listed below without a trend claim.
Published values by roll year
| Roll year | Assessed value | Change |
|---|---|---|
| 2005 | $1.7M | — |
| 2006 | $1.7M | -2.9% |
| 2007 | $2.8M | 66.5% |
| 2008 | $3.2M | 15.5% |
| 2009 | $3.1M | -1.9% |
| 2010 | $3.0M | -4.1% |
| 2011 | $3.1M | 2.0% |
| 2012 | $3.4M | 10.4% |
| 2013 | $3.9M | 13.8% |
| 2014 | $3.9M | -0.3% |
| 2015 | $4.3M | 12.4% |
| 2016 | $3.7M | -13.8% |
| 2017 | $3.7M | 0.0% |
| 2018 | $4.4M | 18.2% |
| 2019 | $881,000 | -80.1% |
| 2020 | $7.9M | 800.1% |
| 2021 | $6.6M | -16.8% |
| 2022 | $7.2M | 8.9% |
| 2023 | $6.2M | -13.5% |
| 2025 | $8.0M | 27.8% |
| 2026 | $7.7M | -3.0% |
Development and building permits
Applications the City has located on this parcel since 2012, from the Development Permits and Building Permits datasets.
Recent development permits 21 since 2012
| Applied | Permit | Category · description | Status |
|---|---|---|---|
| 2026-08-07 | DP2026-04596 | Signs - Permitted Use NEW: SIGN - CLASS B (FASCIA SIGN) | Released Approval |
| 2025-04-10 | DP2025-02100 | Signs - Permitted Use NEW: SIGN - CLASS B (FASCIA SIGN) | Released Approval |
| 2024-05-02 | DP2024-03108 | Change of Use - Discretionary Use or Relaxations Required REVISION: CHILD CARE SERVICE (CHANGE TO DP2017-1726, CHILD CARE SERVICE, 24 CHILDREN) | Released Approval |
| 2022-12-15 | DP2022-08501 | Signs - Permitted Use NEW: SIGN - CLASS B (FASCIA SIGN) | Released Approval |
| 2022-05-17 | DP2022-03453 | Change of Use - Permitted Use CHANGE OF USE: RETAIL AND CONSUMER SERVICE | Released Approval |
| 2022-03-21 | DP2022-01930 | Signs - Permitted Use NEW: SIGN - CLASS B (FASCIA SIGN) | Released Approval |
| 2022-01-20 | DP2022-00366 | Change of Use - Permitted Use CHANGE OF USE: HEALTH CARE SERVICE | Released Approval |
| 2020-12-09 | DP2020-7967 | Change of Use - Permitted Use CHANGE OF USE: HEALTH SERVICES LABORATORY - WITH CLIENTS | Released Approval |
Recent building permits 12 since 2012 · 5 in the City’s office class
| Applied | Permit | Class · work | Est. cost | Status |
|---|---|---|---|---|
| 2026-05-11 | BP2026-08169 | 5299 - Medical Misc. · Alteration First tenant fit out | $107,100 | Completed |
| 2025-01-13 | BP2025-00589 | 2507 - Veterinary Clinic · Alteration Interior Alterations | $358,599 | Completed |
| 2022-06-06 | BP2022-09747 | 3106 - Retail Shop · Alteration interior alteration | $45,000 | Completed |
| 2022-05-30 | BP2022-09056 | 3499 - Office/Bank/Professional Misc. · Alteration Exterior Envelope Repair | $150,000 | File Closed |
| 2022-01-19 | BP2022-00863 | 5202 - Clinic · Alteration One Physiotherapy and Mobility Clinic - Tenant Improvement | $70,000 | Completed |
| 2021-11-30 | BP2021-20466 | 3402 - Office · Alteration Interior Alterations | $8,000 | Completed |
| 2019-07-19 | BP2019-09506 | 3799 - Personal Service. Misc. · Alteration Interior alterations | $40,000 | Completed |
| 2019-05-28 | BP2019-06466 | 3402 - Office · Alteration Interior alteration | $32,600 | Completed |
Declared estimated project cost across all 12 non-residential building permits on the parcel since 2012: $3.2M. Permit descriptions are the City’s records at retrieval; applicant and contractor names are not reproduced.
Inspections
What City inspectors recorded against the permits on this parcel.
107 inspection results are published against 11 of the 12 building permits on this parcel, from 2017-09-05 to 2026-08-10. The most recent occupancy inspection was accepted on 2025-06-13. 21 inspections used a life-safety checklist and 11 a barrier-free checklist.
What was inspected
Result of each visit
| Outcome | Inspections |
|---|---|
| Acceptable with Conditions | 41 |
| Not Acceptable | 36 |
| Acceptable Add Inspection | 28 |
| Acceptable | 2 |
Stage
| Inspection type | Count |
|---|---|
| Progress | 51 |
| Final | 32 |
| Framing | 15 |
| Occupancy | 9 |
The 14 most recent inspection results
| Date | Permit | Stage | Checklist | Outcome | Inspector note |
|---|---|---|---|---|---|
| 2026-08-10 | BP2026-08169 | Final | All Directives | Acceptable | No deficiencies noted. No further building inspections required. File Closed. All emergency lighting and exit requirements in place. Fire extinguisher in place. No new penetrations. File Complete |
| 2025-06-13 | BP2025-00589 | Occupancy | All Directives | Acceptable | Received firestop listings, Electrical permit has been completed. existing deficiencies have been completed. No further building inspections required, Closing file and issuing occupancy |
| 2025-06-05 | BP2025-00589 | Final | All Directives | Not Acceptable | -Ensure electrical permit Ep2025-03971 is inspected and completed prior to recalling final inspection |
| 2025-06-05 | BP2025-00589 | Final | All Documents | Not Acceptable | -Ensure a hard paper copy of firestop listings are available at time of next inspection, this includes the collars for the pipe penetrations in slab |
| 2022-12-27 | BP2022-09747 | Final | General Inspection Observations | Acceptable with Conditions | Tenant Improvement Inspections Observations were: water lines were protected and electrical permit is closed. found 3 other deficiencies for bathroom |
| 2022-12-27 | BP2022-09747 | Final | Field Level Hazard Assessment (FLHA) | Acceptable with Conditions | Field Level Hazard Assessment: Hazards-slippery conditions due to snow and ice. High vis vest and steel toe boots worn. Cloudy, calm, 2C |
| 2022-12-27 | BP2022-09747 | Final | Directives | Acceptable with Conditions | 3.8.3.15.2) Mirrors required by Sentence 3.8.2.8.(8) shall be a) mounted with their bottom edge not more than 1 000 mm above the floor, or b) fixed in an inclined position so as to be usable by a person in a wheelchair |
| 2022-12-27 | BP2022-09747 | Final | Directives | Acceptable with Conditions | 3.8.3.15.b) lavatory(sink)be located so that the distance between the centre line of the lavatory and any side wall is not less than 460 mm. Sink is too close to the side wall. |
| 2022-12-27 | BP2022-09747 | Final | Barrier-Free Buildings | Acceptable with Conditions | 3.8.3.12. Universal Washrooms 3.8.3.12.h) unless a counter is provided, have a shelf located not more than 1 200 mm above the floor |
| 2022-11-17 | BP2022-09747 | Progress | General Inspection Observations | Acceptable with Conditions | Tenant Improvement Inspections Observations were: Exterior work by others outside of this permit. Interior finishes completed. No sprinkler or fire alarms seen. Shelving contractor working inside. |
| 2022-11-17 | BP2022-09747 | Progress | Field Level Hazard Assessment (FLHA) | Acceptable with Conditions | Field Level Hazard Assessment: PPE worn. Sunny. Safe to enter. |
| 2022-11-17 | BP2022-09747 | Progress | — | Acceptable with Conditions | Electrical permit is still open and needs to be completed before calling for final. |
| 2022-11-17 | BP2022-09747 | Progress | — | Acceptable with Conditions | Barrier free washroom sink drain needs to be insulated. |
| 2022-11-17 | BP2022-09747 | Progress | Directives | Acceptable with Conditions | Contractor to complete items, then may continue Call for final next when ready. |
An inspection result is a record of one visit, not a verdict on the building. 36 of these 107 results are recorded as Not Acceptable. In the City's process a Not Acceptable result is an ordinary step: the inspector lists what must change and the work is re-inspected, which is why the most common outcome across the record is Acceptable Add Inspection. Most results relate to a single tenant improvement rather than the whole building. Inspector notes are The City of Calgary's own text at retrieval, with contact details removed; applicant and contractor names are never read.
The City of Calgary Building Inspections Results, joined to building permits by permit number, retrieved 2026-09-24.
Occupiers and licensed businesses
The public record of who operates on the parcel, labelled by source.
Businesses licensed by the City on this parcel 6 as of 2026-09-24
| Licensed business | Address | Licence type | Status | Licensed since |
|---|---|---|---|---|
| Flex Nails & Beauty Superstore | 160 96 Ave NE | Retail Dealer - Premises, Wholesaler | Licensed | 2023 |
| Harvest Hair Salon & Spa | 160 96 Ave NE | Personal Service (Tattoo), Massage Centre (Commercial), Retail Dealer - Premises | Licensed | 2020 |
| Harvest Hill Pharmacy | 178 96 Ave NE | Food Service - Premises, Retail Dealer - Premises | Licensed | 2023 |
| Harvest Hills Accupuncture & Massage Clinic | 178 96 Ave NE | Body Rub Centre (Grandfathered Massage Centre Commercial) | Licensed | 2005 |
| Lash And Luxe Lounge | 160 96 Ave NE | Personal Service | Licensed | 2026 |
| Phoenix Massage And Wellness Center | 160 96 Ave NE | Massage Centre (Commercial) | Licensed | 2025 |
Not a tenant roster. The City licenses specific business types (retail, food service, personal services, contractors, wholesalers, schools and similar). Most office occupiers such as professional firms need no municipal licence and do not appear here. Matched by civic address and by licence location inside the parcel; home-based licences are excluded.
No individuals are named. The City issues many personal-service licences to people trading under their own name. Suite numbers are never published, and where a licence reads as an individual rather than an organisation the name is withheld and only the licence category is shown. Names of sources this site does not use are omitted.
Nearby office buildings
The six nearest office building sites in the record, by straight-line distance between parcel centroids.
Where this building sits in the record
Every collection this building belongs to, from the same public data shown above.
178 96 Ave NE questions
Answers drawn from the record.
How tall is 178 96 Ave NE?
The main structure on the parcel has a LiDAR roof height of 11.2 m in The City of Calgary’s 3D building data, a storey-equivalent of about 3 at 3.9 m per storey.
When was 178 96 Ave NE built?
The City’s assessment roll records 2004 as the year of construction.
What is the assessed value of 178 96 Ave NE?
The City of Calgary assesses this parcel at $7.7M in total on the 2026 roll, 244th of 822 sites in this record. Assessed value is the City’s figure for property tax, not a sale price or an asking price.
What is 178 96 Ave NE zoned?
The parcel is designated C-N2, Commercial - Neighbourhood 2, under the City of Calgary Land Use Bylaw. Confirm the designation and any amendments with the City before relying on it.
Which CTrain station is closest to 178 96 Ave NE?
McKnight Westwinds Station, 7.3 km in a straight line from the parcel centroid.
Who is in 178 96 Ave NE?
The City of Calgary business licence register lists 6 licensed businesses at this address or inside the parcel as of 2026-09-24, shown in the occupiers section. Most office occupiers such as professional firms do not need a municipal licence, so the register is not a tenant roster.
Has 178 96 Ave NE been inspected?
The City publishes 107 inspection results against 11 permits here, between 2017-09-05 and 2026-08-10. 21 used a life-safety checklist such as fire separations, firestopping or emergency lighting. 11 used the barrier-free checklist. The most recent occupancy inspection was accepted on 2025-06-13. Each result records one visit and most relate to a single tenant improvement, so this is not a verdict on the building.
How good is transit at 178 96 Ave NE?
527 scheduled transit trips call within 300 m of the parcel on a representative weekday, 89 of them in the morning peak, across 8 routes. The closest stop is EB 96 AV NE @ Harvest Hills BV, 141 m away. That is the published schedule for one service period, not observed service, and it counts each trip once however many stops it makes nearby.
Can staff cycle or get there in winter at 178 96 Ave NE?
The best-rated cycling facility within 400 m is a major street, 377 m away. The parcel fronts a Priority 1 snow and ice clearing route. These are straight-line tests against City layers.
Where can visitors park at 178 96 Ave NE?
No Active paid on-street parking zone lies within 200 m of this parcel in the City's tariff dataset. Free, permit-only and off-street parking are not recorded in that source, so this is not a statement that parking is unavailable.
Is office space available at 178 96 Ave NE?
This profile is built from public records and does not track availability, rents or tenancy. Submit a private requirement and current options in the building or nearby will be confirmed through Commercially.
Public record sources: Current Year Property Assessments (Parcel), Historical Property Assessments (Parcel), Assessment Subproperty Use Codes, 3D Buildings - Citywide (LiDAR roof outlines), Land Use Districts, Transit LRT Stations, Green Line Stations, Plus 15, Historic Resource (Inventory of Evaluated Historic Resources), Development Permits, Building Permits, Calgary Existing Buildings - Performance Metrics (BenchmarkYYC), Calgary Business Licenses, On-Street Parking Zones with Rates, Building Inspections Results, Residential Parking Zones, Snow and Ice Clearing Priority Routes, Traffic Signals, Calgary Bikeways — The City of Calgary, retrieved 2026-09-24. Contains information licensed under the Open Government Licence – City of Calgary. Building names, floor counts and architects, where shown, come from Wikidata (CC0). No brokerage, listing-data or commercial research source is used.
Boundary: Assessed values are the City’s assessment-roll figures for taxation and are not sale prices, asking rents, vacancy or availability; Alberta does not publish transaction prices. LiDAR heights are roof-surface elevations above the lowest ground point at the building perimeter and can differ from architectural heights. Storey equivalents are derived at 3.9 m per storey and are not floor counts. Distances are straight-line. Permit descriptions are the City’s records at retrieval and do not establish current use, tenancy or availability. Read the methodology.