At a glance
500
Building lots, per the developer
Kenmount West
The City neighbourhood area Bristolwood sits in
3.9 ha
Kenmount Terrace park, opened May 2019
500 m
Looped asphalt trail in the park
Jump to a section
Bristolwood is a Donovan Homes subdivision in west St. John's, built alongside Kelsey Drive and next to Kenmount Terrace. It offers a straightforward trade: modern houses and a major retail strip within walking distance, in exchange for a layout that assumes you own a car.
This guide covers where it is, what housing is there, the Kenmount Terrace Community Centre and Park, the bus routes, the schools, and the checks to make before an offer. Figures from the developer or the City are labelled and dated.
One clarification that affects how you read any statistic about this area. Bristolwood is a subdivision name, not a City of St. John's neighbourhood. On the City's Communities of St. John's mapping layer, the land sits inside the Kenmount West neighbourhood area. City of St. John's: Communities of St. John's map service Neighbourhood-level figures, school catchment notes and City reports will be labelled Kenmount West and will cover a wider area than this subdivision. Wherever this guide refers to the surrounding area rather than the subdivision, it means Kenmount West.
1. Where Bristolwood is, and how you get in
Bristolwood sits adjacent to Kelsey Drive in the west end of St. John's, inside the City's Kenmount West neighbourhood area and next to Kenmount Terrace. The developer describes it as "perfectly situated in the new centre of St. John's." Donovan Homes: Bristolwood That is marketing language, but the geography backs part of it: Kelsey Drive is a substantial retail corridor, and the Team Gushue Highway connects this part of the city to the Trans-Canada Highway and the northeast Avalon.
The developer states the subdivision is less than five minutes from the Team Gushue Highway, and that Kelsey Drive is walkable via Kiwanis Street. Donovan Homes: Bristolwood Those are the developer's descriptions: drive them at rush hour before taking them as fact.
The practical access picture:
- Kelsey Drive for daily retail, banking and fast food.
- Kiwanis Street as the pedestrian link between the houses and the retail strip.
- The Team Gushue Highway for the Trans-Canada Highway and the wider metro area.
- Kenmount Road, which carries the Metrobus routes toward the Avalon Mall and the university.
2. The housing mix, and what "500 lots" actually means
The developer describes Bristolwood as containing "500 building lots for single family detached homes." Donovan Homes: Bristolwood
Five hundred lots is a different scale from a small infill subdivision. It is why Bristolwood has a resale market rather than a waiting list, and why there are different ages and finishes within one street network as phases were built out.
The houses here are plan-based. Published plans include single-storey designs of 920 to 1,040 square feet with two bedrooms and full basements, advertising a large insulated basement with an exterior entrance and plumbing rough-in, a mini split heat pump, front landscaping with a double paved driveway, and a 10 year Atlantic New Home Warranty alongside a two year builder warranty. Donovan Homes: The Providence plan, Donovan Homes: The Raleigh plan
Two things to take from that. First, a basement with an exterior entrance and a plumbing rough-in is built to be finished, and in a city with a rental market that matters. Whether a finished apartment in a specific house is legal and permitted is a separate question, covered below. Second, the "10 year warranty" is a third-party warranty with conditions attached, not a blanket promise, and the new construction guide explains what it does and does not cover.
For context on how this compares with the region, the 2021 Census counted 89,999 occupied private dwellings in the St. John's census metropolitan area, of which 49,215 were single-detached houses, 4,210 were semi-detached and 6,285 were row houses. Statistics Canada, 2021 Census, St. John's CMA A subdivision of detached houses on its own lot is the dominant form in this market, and Bristolwood is squarely within it.
What the zoning says
Most of the detached housing in this part of the city sits in the Residential 1 (R1) zone. The standards that matter most to a buyer:
| R1 standard, single detached dwelling | Requirement |
|---|---|
| Minimum lot area | 450 square metres |
| Minimum lot frontage | 15 metres |
| Maximum building height | 9 metres |
| Side yards | Two of 1.2 metres |
| Minimum rear yard | 6 metres |
Source: Envision St. John's Development Regulations
Note that this edition of R1 also permits a semi-detached dwelling, a backyard suite, a subsidiary dwelling unit and, on a corner lot, a four-plex. If you are buying for the lot and the spacing, confirm the zone on the exact parcel through City MapCentre rather than assuming the whole street is uniform. City of St. John's: Maps
3. Kenmount Terrace Community Centre and Park
This is the biggest amenity in the area, and worth knowing precisely.
The centre is at 85 Messenger Drive, with a full-sized gymnasium, a multi-purpose room that divides into two, an activity lobby and a kitchen. It lists extensive accessibility features: accessible parking and drop off, an automated entrance, a courtesy wheelchair, accessible washrooms, an accessible gender neutral washroom, a child size change table, a lower service counter, an assistive listening device, an accessible splash pad and an inclusive playground. City of St. John's: Kenmount Terrace Community Centre
The outdoor park covers 3.9 hectares (nine acres) and opened to the public in May 2019. Its features, as the City describes them:
| Park feature | Detail |
|---|---|
| Looped asphalt trail | 2.5 metres wide, 500 metres long, linking all activity zones |
| Accessible playground | Rubber surface, free-standing play activities, large play structure, swings, merry-go-round, spider climbing web, inclusive amenities |
| Splash pad | Open 9 a.m. to dusk during the summer months |
| Basketball court | Outdoor 3-on-3 court, also usable as a ball hockey court |
| Skateboard park | Long linear layout with rails, ramps, transitions and boxes |
| Dog parks | Two, one for large breed dogs and one for small breed dogs |
| Other | Outdoor washrooms and a communication board |
Source: City of St. John's: Kenmount Terrace Community Centre
The splash pad hours are worth noting for anyone with young children: 9 a.m. to dusk, summer months only, not a fixed evening schedule.
The developer describes a "neighborhood gateway directly to Bristolwood" into the park. Donovan Homes: Bristolwood If that pedestrian connection matters to your decision, walk it from the specific house you are considering rather than from the subdivision entrance. Gateway paths can be further from one end of a 500 lot subdivision than from the other.
4. Getting around without a car
Bristolwood is served by Metrobus, but the service is route-based and directional, so the detail matters.
| Route | Where it goes | Days |
|---|---|---|
| Route 16 | Kenmount Terrace, Avalon Mall, Old Pennywell Road, MUN Centre, Health Sciences Centre | 7 days a week |
| Route 26 | Kenmount Terrace, Kelsey Drive, Goldstone Street, Seaborn Street, Thorburn Road, MUN Centre | Monday to Friday |
Sources: Metrobus Route 16, Metrobus Route 26
Route 16 stops on Kiwanis Street, Lady Smith Drive, Petite Forte Drive and Great Eastern Avenue, then Kelsey Drive, before the Avalon Mall and MUN. Route 26 runs from Lady Smith Drive through Great Eastern Avenue and down Kelsey Drive past the Home Depot, then east through Goldstone, Seaborn, Thorburn Road and Larkhall Street to MUN. Both schedules took effect October 26, 2026.
A household commuting to MUN, the Health Sciences Centre or the Avalon Mall is reasonably served. Anyone working shifts, or off these corridors, should study the timetable first. Route 26 does not run weekends. There is also a Metrobus Transit Centre at 25 Messenger Drive. Metrobus: Transit Centre
5. Schools
School assignment depends on the address and is set by NLSchools, not the developer. The schools named for the area are Larkhall Academy, Leary's Brook Junior High and Prince of Wales Collegiate. Their grade ranges and addresses:
| School | Grades | Address | French Immersion |
|---|---|---|---|
| Larkhall Academy | K to 4 | 16 Larkhall Street | No |
| Learys Brook Junior High | 5 to 8 | 15 Larkhall Street | Yes |
| Prince of Wales Collegiate | 9 to Level 4 | 24 Paton Street | Yes |
Sources: Larkhall Academy, Learys Brook Junior High, Prince of Wales Collegiate
The developer's page describes Larkhall Academy and Leary's Brook as a five minute drive and Prince of Wales Collegiate as a ten minute drive. Donovan Homes: Bristolwood Those are the developer's estimates, not measured trips.
Note the split: Larkhall is K to 4 and does not offer French Immersion, while Leary's Brook is grades 5 to 8 and does. A family that wants French Immersion from the start needs to understand the entry point and the transportation, and should confirm both with NLSchools for the specific address rather than relying on a table in an article.
The developer also states that licensed daycare facilities are located in Bristolwood on Ladysmith Drive. Donovan Homes: Bristolwood Licence status and vacancies change, so check the operator directly, and check current licensing through the province's child care licensing information.
6. Shopping and daily errands
Kelsey Drive is the retail anchor, and the developer lists a long roster within walking distance via Kiwanis Street: grocery, hardware, pharmacy, banking, pet supply, restaurants and general retail. Donovan Homes: Bristolwood
That is the strongest practical argument for Bristolwood over a smaller subdivision. A household can do a full grocery shop, a hardware run and a pharmacy pickup without getting on a highway, which is unusual in St. John's suburbs.
The honest trade-off
The area is car-oriented, and that is the layout rather than a marketing caveat. Kelsey Drive is a highway-scale retail corridor with large parking fields, wide intersections and fast traffic. Walking to the strip via Kiwanis Street is feasible, but walking along a corridor built for cars is not walking a main street.
Inside the subdivision the streets are quiet. The problem is destinations: outside the Kelsey Drive strip, most trips need a vehicle, and the parts furthest from the gateway are least walkable. If walkability is why you are buying, choose a house near the Kiwanis Street connection and walk the route before you commit.
7. Property tax, illustrated
St. John's calculates municipal tax as assessed value multiplied by the mill rate. For 2026 the residential rate is 9.1 mills with water and sewer service, and residential water tax is $700. City of St. John's: tax rates
Using a round assessed value to show the method, not to quote any house:
| Line | Calculation | Amount |
|---|---|---|
| Assessed value (illustrative) | Assumed | $400,000 |
| Municipal tax | $400,000 x 9.1 / 1,000 | $3,640 |
| Water tax | Flat residential rate | $700 |
| Annual total | $4,340 |
The assessed value is set by the City and is not the same as the sale price. Ask for the actual tax bill for the property, and see the home buying costs guide for the wider monthly budget.
8. Checks before you make an offer on a Bristolwood house
- Confirm the zone and lot dimensions on MapCentre for the exact parcel, and whether any neighbouring parcel has a live planning application.
- Get the Occupancy Certificate, or the Conditional Occupancy Certificate with outstanding work listed.
- Check whether the home is enrolled in a new home warranty, and whether it transfers to you.
- Ask which phase the house was built in, and whether landscaping, driveway and grading were completed under the original permit.
- Confirm the school assignment with NLSchools, especially for French Immersion.
- Walk the route to the Kiwanis Street connection and to the community centre.
- Check the nearest Metrobus stop against your commute, including weekends.
- Ask about the basement: rough-in, finished, or a permitted secondary suite, and see the permit.
- Check the grading plan and where surface water runs, especially on lots at the low side of a slope.
On occupancy, the City's Building By-Law requires an Occupancy Certificate before a building is occupied, and allows a Conditional Occupancy Certificate only where there are no immediate life safety, accident or health hazards. City of St. John's Building By-Law 1438
Questions buyers ask about Bristolwood
Is Bristolwood the same as Kenmount Terrace, or as Kenmount West?
They are three different things. Bristolwood is the Donovan Homes subdivision adjacent to Kelsey Drive. Kenmount Terrace is the adjoining neighbourhood, and its community centre and park at 85 Messenger Drive serve the wider west end. Kenmount West is the City of St. John's neighbourhood area that Bristolwood actually falls inside on the City's Communities of St. John's layer. City of St. John's map service When you look up a City statistic for this address, expect the Kenmount West label.
How big is Bristolwood?
The developer describes 500 building lots for single family detached homes. Donovan Homes: Bristolwood That is a developer figure for the whole subdivision and does not tell you how many are built out or how many are currently for sale.
Can I walk to groceries from Bristolwood?
Yes, via Kiwanis Street to Kelsey Drive, and the developer describes the strip as walkable. Donovan Homes: Bristolwood The walk is along a car-oriented retail corridor, so try it at a busy time before deciding it works for you.
Is there a splash pad nearby?
Yes. The Kenmount Terrace Community Centre park has a splash pad open 9 a.m. to dusk during summer months, along with an accessible playground, skateboard park, basketball and ball hockey court, two dog parks and a 500 metre looped trail. City of St. John's
Does Bristolwood have bus service on weekends?
Route 16 operates seven days a week. Route 26 operates Monday to Friday only. Metrobus Route 16, Metrobus Route 26
Sources
Official references checked November 1, 2026. Confirm what applies to your property with your lender, lawyer or municipality.
- City of St. John's: Communities of St. John's map service
- Donovan Homes: Bristolwood
- Donovan Homes: The Providence plan
- Donovan Homes: The Raleigh plan
- Statistics Canada, 2021 Census, St. John's CMA
- Envision St. John's Development Regulations
- City of St. John's: Maps
- City of St. John's: Kenmount Terrace Community Centre
- Metrobus Route 16
- Metrobus Route 26
- Metrobus: Transit Centre
- Larkhall Academy
- Learys Brook Junior High
- Prince of Wales Collegiate
- City of St. John's: tax rates
- City of St. John's Building By-Law 1438
