Arbor Creek's newer housing stock means buyers there often expect move-in-ready finishes, so a dated kitchen or bathroom can show up as a bigger gap against comparable sales than the same feature would in an older, established area.
University Heights carries more character housing with buyers who are often more tolerant of original finishes in exchange for lot size or location, so the same outdated kitchen may cost you less there in relative terms.
Any renovation should be permitted through the City of Saskatoon if it involves structural, electrical or plumbing work, since a permit is what a home inspection, typically $400 to $600, checks for and what a hand-reviewed valuation is built to catch when it's missing. Get your hand-reviewed valuation from Joel Dyck.