OfficeBuildings.ca / Beltline · Calgary office building record

Beltline · Calgary office building record

Neilson's Furniture Warehouse

Office · mid-rise office building · built 1910 · 438 11 Ave SE

Neilson's Furniture Warehouse (438 11 Ave SE) is a 27 m mid-rise office building in Beltline, Calgary, recorded on the City assessment roll as built in 1910. Its main structure is the 168th tallest office roof of the 775 ranked in this record, and 31st of 124 in Beltline. The City assesses the parcel at $5.9M on the 2026 roll, 315th of 822 sites in the record by assessed value. The nearest CTrain platform is City Hall, 500 m away in a straight line. 77 scheduled transit trips call within 300 m of the parcel on a weekday. Since 2012 the City has recorded 13 building permits and 2 development permits on the parcel, the largest a $7.3M office permit for addition, applied for in 2012. It appears on the City’s Inventory of Evaluated Historic Resources as Neilson's Furniture Warehouse.

LiDAR roof height27 m

Storey-equivalent (derived)7

Footprint798 m²

Parcel1,197 m²

Year built (roll)1910

Assessed 2026$5.9M

Structures on parcel1

Nearest CTrain500 m

Civic address: 438 11 Ave SE, Calgary, AB
Community: Beltline (BLN)
City sub-property use: C101 Office · all Office sites
Land use district: DC — Direct Control (Direct Control)
Height rank: #168 of 785 citywide · #31 of 119 in Beltline
Footprint to parcel: 67% of the parcel under LiDAR footprints
Parcel pieces: 1 titled piece · roll 068118009
Coordinates: 51.042379, -114.053781

Own or manage Neilson's Furniture Warehouse?

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.

Request a pricing opinion Tenant? Review your lease

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 →

27 m · 798 m²

Context within 150 m. Grey footprints darken with height; lime is the Plus 15 network.

How it compares

Roof height against the Beltline median and tallest, and against the city.

Access

Public-geometry tests only; confirm routes, entrances and hours with the building.

CTrain

Nearest station: City Hall, 500 m straight-line (route 201/202). Planned Green Line station Event Centre / Grand Central Station is 288 m away (Downtown Segment, per the City’s Green Line map).

Other office buildings near City Hall Station →

Plus 15

Outside the Plus 15 network area.

Cycling

The best-rated cycling facility within 400 m of the parcel is a protected lane (Cycle Track), 9 m away.

Winter access

The parcel fronts a Priority 1 snow and ice clearing route, 9 m from its edge. Priority 1 routes are cleared first after a snowfall.

Accessible crossing

The nearest accessible pedestrian signal is at 12 Avenue and Olympic Way, 138 m from the parcel. The closest signalised crossing, 11 Avenue and Olympic Way/4 Street at 40 m, has no accessible signal recorded.

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.

77 scheduled transit trips call within 300 m of this parcel on a representative weekday, 8 of them between 07:00 and 09:00, across 1 route and 5 stops. The closest stop is NB Olympic WY@ 12 AV SE, 94 m away.

Service class	Trips on the service day
REGULAR	77

Routes: 24 Ogden.

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.

Paid on-street parking within 200 m

210 metered stalls across 28 City parking zones touching this walking radius, at $1.00 to $1.75 per hour depending on zone and time of day. Maximum stay 120 to 540 minutes. Tariff zones 14, 15.

Enforced 0910-1750 MON-FRI; 0910-1750 MON-SAT.

Closest zone

11 Av SE, Fr Olympic Wy SE To 3 St SE — 4 m from the parcel, 1 parallel stall, tariff zone 15, 240-minute maximum.

When	Rate
Mon-Fri 9:00 AM to 11:00 AM	$1.00 per Hour
Mon-Fri 11:00 AM to 1:30 PM	$1.50 per Hour
Mon-Fri 1:30 PM to 3:30 PM	$1.00 per Hour
Mon-Fri 3:30 PM to 6:00 PM	$1.00 per Hour
Saturday: 9:00 AM to 6:00 PM	Free 4 Hours, max:4 Hours
Sunday/Holidays:	Free parking
Free parking to 9 AM	See Signs /Parking Restrictions

The City of Calgary On-Street Parking Zones with Rates, retrieved 2026-09-24. Counts cover Active paid parking zones only: loading bays, taxi stands, accessible stalls and permit-only zones are excluded, and off-street parkades are not in this dataset. Tariffs and enforcement hours change; confirm on the sign.

Heritage inventory

The City of Calgary Inventory of Evaluated Historic Resources records the following on this parcel.

Neilson's Furniture Warehouse

Construction year: 1912
Architect: Unknown
Style: Commercial
Typology: Warehouse
Development era: 1906 to 1913 (Pre WWI Boom, Age of Optimism)
Original use: Commerce
Planning theme: Business and Industry
Designation: Inventory listing only
Inventory class: CHR

The Neilson Furniture Co., established in 1894 by Hugh Neilson, was typical of many Calgary businesses of the time in that the retail function of the business was conducted in the commercial core (i.e. Stephen Avenue) and the supplementary function of storage was carried out from the warehouse district. The present

building was erected in 1912 to provide additional space for the Company's 8 Avenue operations. A sizeable structure, the warehouse provided 13,488 square feet of storage.

Originally erected as a three storey brick building, its facade was treated with paired windows separated by pilaster strips and capped by a corbelled parapet. A common form of warehouse design, the building was constructed to be sturdy and fire resistant. A compatible one storey addition was added to the structure in 1926 in anticipation of a new tenant, the Independent Biscuit Co. The addition retained th

Source: The City of Calgary Inventory of Evaluated Historic Resources, entry 327.

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 068118009 · 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	$1.1M	—
2006	$1.1M	0.0%
2007	$1.4M	30.2%
2008	$1.6M	13.0%
2009	$2.3M	45.5%
2010	$4.2M	82.8%
2011	$2.0M	-52.3%
2012	$1.4M	-31.3%
2013	$4.4M	223.5%
2014	$7.5M	70.5%
2015	$21.2M	183.1%
2016	$19.6M	-7.7%
2017	$18.1M	-7.8%
2018	$12.9M	-28.4%
2019	$8.9M	-31.2%
2020	$8.3M	-6.4%
2021	$6.0M	-28.0%
2022	$7.1M	18.0%
2023	$7.0M	-1.6%
2024	$5.3M	-24.7%
2025	$6.1M	16.2%
2026	$5.9M	-3.3%

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 2 since 2012

Applied	Permit	Category · description	Status
2014-04-03	DP2014-1458	Change of Use - With Change to Site Plan CHANGES TO SITE PLAN: MULTI-USE COMMERCIAL (REFURBISH BUILDING FACADE & PARKING), NEW: SIGN - CLASS D (PROJECTING SIGNS - 2), NEW: SIGN - CLASS B (FASCIA SIGNS - 2)	Released Approval
2014-03-18	DP2014-1158	Change of Use - Discretionary Use or Relaxations Required CHANGE OF USE: OFFICE	Released Approval

Recent building permits 13 since 2012 · 12 in the City’s office class

Applied	Permit	Class · work	Est. cost	Status
2022-02-15	BP2022-02319	3402 - Office · Alteration	—	Cancelled
2022-02-15	BP2022-02326	3402 - Office · Alteration interior alterations.	$38,000	File Closed
2016-12-23	BP2016-15247	3402 - Office · Alteration Suite #201, Biscuit Block Office Renovation, Live Nation	$167,973	Completed
2015-09-28	BP2015-12629	3402 - Office · Alteration Interior Partitioning for new tenat D occupancy	$145,000	Completed
2015-05-27	BP2015-06182	3402 - Office · Alteration	$225,000	Completed
2015-04-23	BP2015-04481	4002 - Vacant · Alteration Centre lobby and north tenant on 2nd floor	$175,000	Completed
2014-06-13	BP2014-08982	3402 - Office · Alteration Interior Partitioning, 3rd floor	$200,000	Completed
2014-05-14	BP2014-06929	3402 - Office · Alteration	$130,440	Completed

Declared estimated project cost across all 13 non-residential building permits on the parcel since 2012: $9.8M. 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.

77 inspection results are published against 10 of the 13 building permits on this parcel, from 2013-04-16 to 2016-03-04. The most recent occupancy inspection was accepted on 2014-10-09. 13 inspections used a life-safety checklist and 1 a barrier-free checklist.

What was inspected

Result of each visit

Outcome	Inspections
Acceptable Add Inspection	40
Acceptable	21
Not Acceptable	9
Acceptable with Conditions	7

Stage

Inspection type	Count
Progress	59
Final	9
Framing	5
Occupancy	4

The 14 most recent inspection results

Date	Permit	Stage	Checklist	Outcome	Inspector note
2016-03-04	BP2014-04066	Occupancy	—	Not Acceptable	Received occupancy application, will issue occupancy permit when building permit is completed.
2016-03-04	BP2014-04066	Occupancy	DIRECTIVES	Not Acceptable	File complete upon receipt of documents , email required document to below noted inspector.
2016-03-02	BP2015-12629	Progress	DIRECTIVES	Acceptable with Conditions	File complete upon receipt of documents
2016-03-02	BP2015-12629	Progress	DOCUMENTS Commercial	Acceptable with Conditions	Sprinkler Verification required at final.
2016-01-13	BP2015-06182	Final	DIRECTIVES	Not Acceptable	File complete upon receipt of documents
2016-01-13	BP2015-06182	Final	DOCUMENTS Commercial	Not Acceptable	Sprinkler verification required at final.
2016-01-13	BP2015-06182	Final	DOCUMENTS Commercial	Not Acceptable	Fire alarm verification required at final.
2015-07-17	BP2015-06182	Progress	DIRECTIVES	Acceptable	Call for final when ready
2015-06-25	BP2015-04481	Final	DIRECTIVES	Not Acceptable	File complete upon receipt of documents , email VI to John Kirkland.
2015-06-15	BP2015-04481	Progress	DOCUMENTS Commercial	Acceptable with Conditions	Sprinkler Verification at final.
2015-06-15	BP2015-04481	Progress	—	Acceptable with Conditions	Complete smoke seal and drywall in elevator lobby area.
2015-06-15	BP2015-04481	Progress	EMERGENCY LIGHTING & EXIT SIGNS	Acceptable with Conditions	Exit signage required at west side of space, on corridor wall directing to west exit door and at exit door.
2015-06-15	BP2015-04481	Progress	DIRECTIVES	Acceptable with Conditions	Contractor to complete items, then may continue
2014-10-09	BP2014-08982	Occupancy	—	Acceptable	Acceptable Permit closed

An inspection result is a record of one visit, not a verdict on the building. 9 of these 77 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 0 as of 2026-09-24

No City of Calgary business licence is recorded at this address or inside this parcel.

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.

422 11 Ave SE11.3 m · built 1980 · Office · Beltline · 40 m
435 10 Ave SE4.5 m · built 1989 · Office · Beltline · 45 m
Victoria Sandstone School411 11 Ave SE23 m · year n/a · Office · Beltline · 82 m
Arriva Tower300 1111 Olympic Way SE123.5 m · built 2008 · Office Condo · 9 accounts · Beltline · 84 m
409 10 Ave SE15.7 m · built 1941 · Office · Beltline · 102 m
Pilkington Paint & Glass402 11 Ave SE19.2 m · built 1913 · Office · Beltline · 106 m

Where this building sits in the record

Every collection this building belongs to, from the same public data shown above.

Beltline office buildings Southeast Calgary All Office sites Built in the 1910s Heritage office buildings Named office buildings Paid street parking Office buildings near CTrain Transit service ranking Assessment cycle 2015–2026 Construction record

Neilson's Furniture Warehouse questions

Answers drawn from the record.

How tall is Neilson's Furniture Warehouse?

The main structure on the parcel has a LiDAR roof height of 27 m in The City of Calgary’s 3D building data, a storey-equivalent of about 7 at 3.9 m per storey.

When was Neilson's Furniture Warehouse built?

The City’s assessment roll records 1910 as the year of construction. The heritage inventory records 1912.

What is the assessed value of Neilson's Furniture Warehouse?

The City of Calgary assesses this parcel at $5.9M in total on the 2026 roll, 315th 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 Neilson's Furniture Warehouse zoned?

The parcel is designated DC, Direct Control, under the City of Calgary Land Use Bylaw. Under Direct Control the permitted uses are set by the site’s own bylaw rather than by a standard district. Confirm the designation and any amendments with the City before relying on it.

Which CTrain station is closest to Neilson's Furniture Warehouse?

City Hall Station, 500 m in a straight line from the parcel centroid.

Who is in Neilson's Furniture Warehouse?

No City of Calgary business licence is recorded at this address or inside the parcel. Most office occupiers such as professional firms do not need a municipal licence, so the register is not a tenant roster.

Has Neilson's Furniture Warehouse been inspected?

The City publishes 77 inspection results against 10 permits here, between 2013-04-16 and 2016-03-04. 13 used a life-safety checklist such as fire separations, firestopping or emergency lighting. 1 used the barrier-free checklist. The most recent occupancy inspection was accepted on 2014-10-09. 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 Neilson's Furniture Warehouse?

77 scheduled transit trips call within 300 m of the parcel on a representative weekday, 8 of them in the morning peak, across 1 route. The closest stop is NB Olympic WY@ 12 AV SE, 94 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 Neilson's Furniture Warehouse?

The best-rated cycling facility within 400 m is a protected lane, 9 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 Neilson's Furniture Warehouse?

The City of Calgary's tariff record shows 210 paid on-street stalls in 28 zones within 200 m of the parcel, at $1.00 to $1.75 per hour. The closest is 11 Av SE, Fr Olympic Wy SE To 3 St SE, 4 m away. Loading bays, taxi stands, accessible stalls and off-street parkades are not counted, and rates change, so confirm on the sign.

Is office space available at Neilson's Furniture Warehouse?

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.

Open in 3D Beltline office buildings Calgary office space guide Downtown map Skyline Office lease cost guide Office tour checklist

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.

Start a search near Neilson's Furniture Warehouse All Calgary office buildings