How to Value a Business

Valuing a business is one of the most important steps in the buying or selling process. In Alberta—where small businesses dominate the service, retail, automotive, medical, and hospitality sectors—accurate valuation ensures buyers avoid overpaying and sellers receive fair market value. A proper valuation must go beyond surface-level revenue and examine cash flow strength, owner involvement, lease terms, industry norms, equipment condition, staff reliability, and long-term sustainability.

Business valuation blends financial analysis with real-world performance. Most Alberta businesses are valued using SDE (Seller’s Discretionary Earnings), EBITDA multiples, asset value, and goodwill—adjusted for market demand and future growth potential. Whether buying or selling, understanding these valuation methods helps you make informed decisions, negotiate better, and accurately assess what a business is truly worth.

Ready to take the next step? (587)-719-5523 / Get in touch or visit MohitDhillon.com with us today to discuss your commercial real estate goals or schedule a personalized property tour.

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Your Roadmap to Buying a Profitable Alberta Business

A business is valued based on its ability to generate consistent, transferable earnings. Buyers evaluate financial statements, tax filings, add-backs, owner workload, and operational stability to determine how much income will continue under new ownership. Multiples vary by industry, risk level, lease security, and the reliability of financials. Understanding true cash flow is the foundation of a proper valuation.

KEY POINTS

• Focus on SDE & EBITDA
• Clean books = higher valuation
• Lease terms impact value
• Staff stability matters
• Asset-heavy businesses value differently

Cash Flow

The most important metric. Sellers must show verifiable income through tax returns, bank deposits, payroll logs, and consistent financial reporting.

Industry Multiples

Different Alberta industries carry different valuation multiples. Automotive, medical, liquor, and essential-service businesses often command stronger multiples due to stability.

Asset Value

Equipment-heavy businesses (auto shops, restaurants, manufacturing) require valuation of machinery, inventory, leaseholds, and replacement cost.


Goodwill Strength

Brand reputation, loyal customers, location quality, and staff reliability make up goodwill—often a major factor in businesses with strong recurring revenue.

Quick Investor Snapshot

Let us help you through the process!

• SDE = primary method
• Clean books = higher value
• Multiples: 2–5× SDE/EBITDA
• Assets priced separately
• Lease = major valuation factor
• Staff stability = big value boost
• Goodwill drives premium pricing
• Financial transparency = stronger offers

Deep Advisory: What Investors Must Know

Business valuation in Alberta relies on accurate financials and realistic, market-backed multiples.

SDE (Seller’s Discretionary Earnings): The foundation for most valuations. SDE = net profit + owner salary + add-backs (non-recurring or personal expenses). Clean, transparent books lead to higher valuations.

EBITDA Multiples: Used for larger businesses or those with management already in place. Multiples often range from 2.0x to 5.0x, depending on stability and industry type.

Industry Risk: High-risk businesses (restaurants, seasonal businesses) generally receive lower multiples. Essential-service businesses (automotive, medical, liquor, childcare) receive higher valuations.

Asset-Based Valuation: Restaurants, manufacturing shops, and equipment-heavy businesses require valuation of equipment replacement cost, furniture, fixtures, and leasehold improvements.

Lease & Location Impact: A business is only as valuable as the space it occupies. Strong lease terms (renewals, assignment rights, competitive rates) significantly increase valuation.

Staff & Systems: Businesses with trained staff, documented processes, stable suppliers, and predictable operations are worth more because they reduce transition risk.

Goodwill: This intangible value—brand strength, customer loyalty, and reputation—often determines whether a business commands the high end or low end of market multiples.

Accurate valuation ensures buyers pay the right price and sellers justify their asking price with real financial performance.

How to Value a Business

How to evaluate a Business in Calgary, Alberta

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  • 123 Airdrie Pet Store Way in Airdrie: Retail for lease : MLS®# A2241878

    123 Airdrie Pet Store Way Airdrie T4B 0V7
    Main Photo: 123 Airdrie Pet Store Way in Airdrie: Retail for lease : MLS®# A2241878

    123 Airdrie Pet Store Way Airdrie T4B 0V7

    $389,900
    Commercial
    Status:
    For Lease
    MLS® Num:
    A2241878
    Build. Type:
    Shopping Centre
    NEW PRICE!! Just Renovated! Bright, Beautiful New Look! Thriving Location, Inventory Included! Step into a beautifully renovated pet specialty store - fresh from the flooring up - with an inviting, bright new look throughout! Over $130,000 has recently been invested to ensure this location remains vibrant, modern, and welcoming for pet lovers and their fur kids! This profitable, well-established Franchise pet store has been a beloved local favorite for almost a decade, proudly serving Airdrie and surrounding communities. This national Brand is renowned for its dedication to pet health and wellness, the store offers an impressive selection of premium foods, treats, accessories, supplements, and toys, while actively engaging in local community events. Included in this sale are all store equipment, POS, furnishings, fixtures, and approximately $80,000 of current inventory (wholesale value) . The store boasts a well-trained, knowledgeable, and pet-passionate staff. The current owner, alongside the franchisor, will provide hands-on training, ensuring a smooth, seamless transition. **Ideal Candidate:** * Must have a genuine passion for pets! * Previous retail or small business experience is an asset. * Franchisor qualification requires a minimum investment of $125,000 (unencumbered funds); remaining balance can be financed through your lender of choice. This is a rewarding, turnkey opportunity for anyone ready to thrive in a beloved local business! To maintain confidentiality, the store's name and exact location will only be disclosed upon a signed NDA. Call your favorite Realtor today to inquire further. More details
    Listed by MaxWell Canyon Creek
    LISTING DETAILS
    Mohit Dhilon

  • 104 1 Avenue NE in Airdrie: Old Town Retail for sale : MLS®# A2253192

    104 1 Avenue NE Old Town Airdrie T4B 0R6
    Main Photo: 104 1 Avenue NE in Airdrie: Old Town Retail for sale : MLS®# A2253192

    104 1 Avenue NE Airdrie T4B 0R6 Old Town

    $1,899,999
    Commercial
    Status:
    Active
    MLS® Num:
    A2253192
    AN OPPORTUNITY TO OWN A HIGH EXPOSURE STANDALONE BUILDING IN AIRDRIE DOWNTOWN! Welcome to an incredible commercial opportunity, THIS STANDALONE, 3,663 SQ. FT. BUILDING OFFERS AN EXCEPTIONAL BLANK CANVAS FOR YOUR BUSINESS VISION. With a prime location at the corner of 1st Avenue and Main Street, your business will benefit from maximum visibility and foot traffic in one of the city's most vibrant areas. The building's VERSATILE LAYOUT AND M3 ZONING allow for a wide range of uses, including a restaurant, medical clinic, daycare, or professional office. The main floor provides a spacious, open area ready for your custom build-out, while the EQUALLY LARGE 3,400 SQ. FT. BASEMENT OFFERS A TON OF EXTRA STORAGE OR OPERATIONAL SPACE. THE BASEMENT ALSO HAS ITS OWN SEPARATE ENTRANCE, providing even more flexibility. This property is a rare find, featuring ample private on-site parking for both your clients and staff. The combination of a top-tier location, generous space, and flexible zoning makes this the perfect spot to establish or expand your business. Don't miss your chance to secure a landmark location in vibrating downtown Airdrie. More details
    Listed by REMAX Innovations
    LISTING DETAILS
    Mohit Dhilon

  • 800 Veterans Boulevard NW in Airdrie: Silver Creek Retail for sale : MLS®# A2269553

    800 Veterans Boulevard NW Silver Creek Airdrie T4A 2G1
    Main Photo: 800 Veterans Boulevard NW in Airdrie: Silver Creek Retail for sale : MLS®# A2269553

    800 Veterans Boulevard NW Airdrie T4A 2G1 Silver Creek

    $9,595,000
    Commercial
    Status:
    Active
    MLS® Num:
    A2269553
    Build. Type:
    Commercial Mix
    $200k price drop!!! A prime 19,985 square foot retail complex, strategically located on Veterans Blvd in Northwest Airdrie. Established in 2004, the shopping centre spans a 1.90-acre site. It boasts a 100% occupancy rate, with a diverse mix of local businesses as tenants. Investment Highlights: Robust Market Demographics: Airdrie's trading area encompasses a population of 277,441 and is recognized as one of Canada's fastest-growing cities. Favorable Tax Environment: Airdrie offers one of the lowest municipal tax rates in Alberta, with no business, machinery, or equipment taxes. Competitive Property Costs: The city benefits from low property assessment values, enhancing investment attractiveness. With a strong operating history, stable income, and a growing revenue profile, This Shopping Centre presents an exceptional opportunity to acquire a premier neighborhood shopping center at a competitive price per square foot and favorable investment. More details
    Listed by Royal LePage METRO and PREP Realty
    LISTING DETAILS
    Mohit Dhilon

  • 528 2 Avenue SE in Airdrie: Edmonton Trail Retail for lease : MLS®# A2274415

    528 2 Avenue SE Edmonton Trail Airdrie T4B 1S2
    Main Photo: 528 2 Avenue SE in Airdrie: Edmonton Trail Retail for lease : MLS®# A2274415

    528 2 Avenue SE Airdrie T4B 1S2 Edmonton Trail

    $179,000
    Commercial
    Status:
    For Lease
    MLS® Num:
    A2274415
    Turnkey Vietnamese Restaurant for Sale – Prime Location Well-established Vietnamese restaurant available for sale featuring 1,958 sq. ft. with seating for approximately 70 guests. Located in a high-traffic commercial area, offering excellent visibility and strong neighbouring businesses. The space includes a large, fully equipped kitchen with: Walk-in cooler Walk-in freezer Spacious rear storage room Ideal for a high-volume restaurant or any large food operation. Menu change is possible with landlord approval, allowing flexibility for different concepts. Conveniently situated next to a liquor store, nail salon, hotel, gas station, and antique mall. Generating consistent foot traffic and exposure. Great opportunity for owner-operators or investors looking to establish or expand their business in a prime location. Please do not approach restaurant. All viewings must be accompanied with a licensed agent. More details
    Listed by Century 21 Bravo Realty
    LISTING DETAILS
    Mohit Dhilon

  • 1140 28 Kingsview Road SE in Airdrie: Kings Heights Retail for sale : MLS®# A2274591

    1140 28 Kingsview Road SE Kings Heights Airdrie T4A 3L7
    Main Photo: 1140 28 Kingsview Road SE in Airdrie: Kings Heights Retail for sale : MLS®# A2274591

    1140 28 Kingsview Road SE Airdrie T4A 3L7 Kings Heights

    $785,000
    Commercial
    Status:
    Active
    MLS® Num:
    A2274591
    Prime opportunity to own a modern retail condominium bay in Airdrie’s thriving Kingsview Retail District. Located just off QEII Highway and surrounded by national retailers and high-traffic businesses, this unit offers exceptional visibility, accessibility and long-term investment appeal. Steps from Save-On-Foods, Shoppers Drug Mart, Dollarama, Starbucks, restaurants, medical clinics and service-based businesses. Close proximity to the Fortis Alberta building, providing consistent daytime population and business activity. The property offers a registered condo size of approximately 1,450 sq.ft. with a usable area of roughly 1,387 sq.ft., providing an efficient and versatile layout for a variety of commercial uses. The bay features modern construction with an attractive storefront façade that enhances visibility and curb appeal. The development is well maintained and offers ample surface parking, ensuring convenient access for both customers and staff. This is an exceptional turnkey investment opportunity, as the unit is currently leased to a tenant operating a franchised pizza store, providing stable rental income and a professionally run business on site. The list price includes the retail bay only and does not include the business assets. However, if a buyer wishes to purchase both the bay and the business, the seller is open to considering a combined sale, with the business value added to the listing price. This property is ideal for investors seeking reliable commercial income, as well as potential future owner-operators. More details
    Listed by VIVO Realty
    LISTING DETAILS
    Mohit Dhilon

  • in Airdrie: Business for lease : MLS®# A2275675

    Airdrie
    Main Photo: in Airdrie: Business for lease : MLS®# A2275675

    Contact for address details

    $280,000
    Commercial
    Status:
    For Lease
    MLS® Num:
    A2275675
    Well-established and beautifully built 2,146 sq. ft. space located in a strong neighborhood with excellent visibility, access, and ample parking. This professionally designed restaurant offers a versatile layout that is suitable for any cuisine, including Indian, Vietnamese, African, Mexican, or other concepts, and is highly suitable for any franchise operation. This turnkey operation includes all equipment in the sale price, allowing for a smooth transition and immediate operation. A long-term lease is secured until March 2034, with two additional five-year renewal options, providing exceptional stability and future growth potential. An excellent opportunity in a growing market. *** Business Asset Sale only - Real Estate is not included.*** More details
    Listed by First Place Realty
    LISTING DETAILS
    Mohit Dhilon

  • in Airdrie: Retail for lease : MLS®# A2276323

    Airdrie
    Main Photo: in Airdrie: Retail for lease : MLS®# A2276323

    Contact for address details

    $499,900
    Commercial
    Status:
    For Lease
    MLS® Num:
    A2276323
    Build. Type:
    Retail
    This thriving Mediterranean fast-casual restaurant + Dessert combo Franchise in Airdrie presents an exceptional opportunity for entrepreneurs or investors. With annual revenues surpassing $500k, the franchise business enjoys a loyal customer base and strong community presence in a high-traffic plaza with excellent visibility. Featuring a modern, well-maintained facility with state-of-the-art kitchen equipment and an efficient operational setup, the restaurant offers impressive profitability, enhanced by remarkably low rent. Its proven success, coupled with significant growth potential, makes this a rare chance to acquire a highly profitable, turnkey business in one of Airdrie's most desirable neighborhoods. More details
    Listed by URBAN-REALTY.ca
    LISTING DETAILS
    Mohit Dhilon

  • 407 401 Coopers Boulevard SW in Airdrie: Coopers Crossing Retail for lease : MLS®# A2279937

    407 401 Coopers Boulevard SW Coopers Crossing Airdrie T4B 4J3
    Main Photo: 407 401 Coopers Boulevard SW in Airdrie: Coopers Crossing Retail for lease : MLS®# A2279937

    407 401 Coopers Boulevard SW Airdrie T4B 4J3 Coopers Crossing

    $275,900
    Commercial
    Status:
    For Lease
    MLS® Num:
    A2279937
    Build. Type:
    Retail
    This well-established casual dining restaurant in Airdrie presents a compelling opportunity for entrepreneurs or investors seeking a profitable, owner-operated food service concept. The Cravery has built a strong local following by focusing on high-quality, house-made smoked meats, hearty sandwiches, inventive breakfast and brunch offerings, and fresh comfort-food favourites that appeal to a broad demographic. Situated in a visible, accessible location with consistent review scores and positive community recognition, the business benefits from repeat patronage and a welcoming, family-friendly dining environment. The fully equipped facility and established operational workflows support efficient service during breakfast, lunch, and dinner periods. With a solid foundation of customer loyalty and potential for expanded catering, marketing, and extended service hours, this turnkey restaurant represents a rare chance to acquire a trusted local brand with significant upside in one of Airdrie’s vibrant commercial districts. More details
    Listed by URBAN-REALTY.ca
    LISTING DETAILS
    Mohit Dhilon

  • in Airdrie: Business for lease : MLS®# A2280556

    Airdrie
    Main Photo: in Airdrie: Business for lease : MLS®# A2280556

    Contact for address details

    $350,000
    Commercial
    Status:
    For Lease
    MLS® Num:
    A2280556
    Exceptional opportunity to purchase a well-established franchise pizza business in the growing city of Airdrie. This fully turnkey operation is equipped with all necessary equipment and is operating successfully with a strong brand presence and repeat clientele. Located in a prime, high-traffic area with excellent exposure and ample on-site parking. The business is known for its quality menu, efficient systems and consistent performance. Sale includes all equipment, fixtures and franchise branding, allowing for a smooth transition to new ownership. Ideal for an owner-operator or investor. Listing price is for business assets only and does not include the real estate, seller will also consider selling the property. Contact your favourite REALTOR® for further details and to schedule a viewing. More details
    Listed by VIVO Realty
    LISTING DETAILS
    Mohit Dhilon

  • 500 900 6 Avenue SW in Calgary: A-012 Office for sale : MLS®# A1122334

    500 900 6 Avenue SW A-012 Calgary T2P 3K2
    Main Photo: 500 900 6 Avenue SW in Calgary: A-012 Office for sale : MLS®# A1122334

    500 900 6 Avenue SW Calgary T2P 3K2 A-012

    $929,000
    Commercial
    Status:
    Active
    MLS® Num:
    A1122334
    Build. Type:
    Office Building
    Total 5th Floor In Edinburgh Place – Great Possibilities! – Location is So Important to Business and Its People. So advantageous, it’s situated on the corner of 8th St & 6 Ave SW in the DT ‘s preferable west-end. Forget about cars & parking, the C-Train is a mere block away. The 5th floor encompasses approx. 5,600sqft. Served by two elevators, access is easy. The current layout incl. 14 offices, 2 meeting rooms [one with kitchenette], staff room with kitchen & storage. Having 2 entrances/reception areas supports division of operations if desired. Ample windows provide natural light & views. Two washrooms. Numerous eateries in area. Enjoy Century Gardens Pk. Steps to the Level 15 network & shopping. Stroll the Bow River pathway. Hop across the river to delightful Kensington. As the city moves forward, opportunity is knocking for this low priced, big sqft full floor condo. More details
    Listed by CIR Realty
    LISTING DETAILS
    Mohit Dhilon

  • 55 Belvedere Boulevard SE in Calgary: Belvedere Retail for sale : MLS®# A2022644

    55 Belvedere Boulevard SE Belvedere Calgary T2A 8A5
    Main Photo: 55 Belvedere Boulevard SE in Calgary: Belvedere Retail for sale : MLS®# A2022644

    55 Belvedere Boulevard SE Calgary T2A 8A5 Belvedere

    $624,805
    Commercial
    Status:
    Active
    MLS® Num:
    A2022644
    Build. Type:
    Retail
    Belvedere Market, Calgary’s newest retail condo development—an exceptional opportunity for businesses seeking a prime, high-visibility location. Offering units from 899 to 15,455 sq ft, this C-C2–zoned project sits on 17 Avenue SE, just steps from Stoney Trail and adjacent to East Hills Shopping Centre. Permitted uses include dental and medical services, food services, grocery, general retail, professional services, and more. Six modern buildings feature large windows, abundant natural light, and contemporary design. West-facing restaurant units offer patios, overhead doors, and mountain views, ideal for pubs, food halls, and larger dining concepts. Investors may also purchase entire buildings. The site benefits from strong traffic, excellent access, and major shadow anchors including Walmart, Costco, Staples, SportChek, Marshalls, Bed Bath & Beyond, Cineplex, and more. Over 2,000+ homes are being built in Belvedere and the surrounding area by Minto, Crystal Creek Homes, Alliston at Home, DS Homes, and Belvedere Rise and the new Huxley Development by Genesis Development. Ample customer parking is provided throughout the development. Belvedere Market offers the rare option to purchase retail condominium units in a thriving growth corridor, ownership provides long-term cost control and equity building. Construction is underway with occupancy scheduled for Q1–Q2 2026. *** Exclusivity of uses is outlined in the condo documents. ***Available Units: Only Units 12, 14 (3,920 sq ft each), 16 (2,560 sq ft), 20 (3,073 sq ft), 22 (1,818 sq ft), and 26 (2,112 sq ft) remain—all other units are sold. | Units 12 & 14: Ideal for Medical & Pharmacy | Unit 16: Great for Hair Salon, Nail Salon, or Chiropractic | Units 20, 22 & 26: Designed for restaurants with west-facing patios. Starting Price is $695.00 PSF | Property Taxes: Estimated $8.50 PSF | Condo Fee (CAM): Estimated $5.93 PSF *** Don’t miss your opportunity to establish your business in this high-growth, amenity-rich community More details
    Listed by REMAX Innovations
    LISTING DETAILS
    Mohit Dhilon

  • 302 255 28 Street SE in Calgary: Vista Heights Retail for lease : MLS®# A2085912

    302 255 28 Street SE Vista Heights Calgary T2E 7C8
    Main Photo: 302 255 28 Street SE in Calgary: Vista Heights Retail for lease : MLS®# A2085912

    302 255 28 Street SE Calgary T2E 7C8 Vista Heights

    $168,000
    Commercial
    Status:
    For Lease
    MLS® Num:
    A2085912
    Well Established Restaurant for sale (Business only), locates at busy traffic area. All equipment and accessories set, a turn key business. Recently renew a 5 years lease. More details
    Listed by CIR Realty
    LISTING DETAILS
    Mohit Dhilon
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Data was last updated January 28, 2026 at 08:05 AM (UTC)
Data is supplied by Pillar 9™ MLS® System. Pillar 9™ is the owner of the copyright in its MLS®System. Data is deemed reliable but is not guaranteed accurate by Pillar 9™.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.

These listings highlight different valuation models across Alberta’s business marketplace. Automotive and medical businesses typically rely heavily on cash flow valuation; restaurants often follow asset-based valuations; retail and liquor businesses blend cash flow and goodwill demand. Reviewing actual listings helps buyers understand how pricing reflects industry multiples, lease structures, and financial performance.

Knowing how to value a business ensures you negotiate confidently, avoid overpaying, and choose opportunities with real financial potential. Whether buying or selling, understanding cash flow, goodwill, and market multiples is essential to making a smart, informed decision in Alberta’s competitive business environment.

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Find Calgary & Alberta commercial properties for sale/lease with real-time MLS® listings. From retail to industrial, warehouses and development land, explore opportunities across Calgary, Airdrie, Chestermere, and beyond.

Data is supplied by Pillar 9™ MLS® System. Pillar 9™ is the owner of the copyright in its MLS®System. Data is deemed reliable but is not guaranteed accurate by Pillar 9™.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.