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Display until December 7, 2015

NOVEMBER/DECEMBER15 $7.99

ANNUAL NEIGHBOURHOOD GUIDE 2016BUMPER ISSUE

y Highest-yield neighbourhoods y Most affordable neighbourhoods y Tightest rental markets

MARKETS FOR CAPITAL GROWTH

EXCLUSIVE

price and growth

statistics

REAL-LIFE

investor stories

from your area

NEW up-and-

coming markets

in the spotlight

BEST property

buy for each

neighbourhood

TOP 10TOP 50

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TOP 100 INVESTMENT GUIDE 2016 TOP 100 INVESTMENT GUIDE 2016 TOP 100

NOVEMBER/DECEMBER 2015 canadianrealestatemagazine.ca 11

CITY/TOWN NEIGHBOURHOODAVERAGE

PRICEAVERAGE

RENT*1-YEAR HPI

GROWTHCAP

RATEVAC A N C Y

R AT EPROJ EC T E D C A SH FLOW PO PU L AT I O N

PO PU L AT I O N G ROW T H PAG E

O N TA R I OAjax Downtown $417,000 $2,500 14% 6.6% 0.9% $14,339 10 9,6 0 0 21.6% 4 6

Aurora Northeast $554,500 $2,600 13% 5.2% 0.8% $11,070 53,203 11.7% 47

Barrie South $301,000 $1,250 13% 4.6% 1.6% $4,228 135,711 5.7% 4 8

Bowmanville West $328,000 $2,200 12% 7.4% 1% $13, 857 43,555 13.8% 49

Brampton West $495,000 $1,800 10% 4% 2.2% $4,130 523,911 21% 50

Burlington West $462,000 $1,600 10% 3.8% 1.5% $2,972 175,779 7% 51Caledon Northwest $413,000 $1,900 6% 5.1% 1.3% $7, 8 42 59,4 6 0 4.2% 52

Cambridge Northeast $286,000 $1,400 5% 5.4% 1.8% $6,261 126,74 8 5.3% 53

East Gwillimbury Queensville $475,0 0 0 $1, 80 0 9% 4.2% 1.8% $4,76 6 750 6% 67

Etobicoke Mimico $491,062 $1,850 5% 4.1% 3% $4, 807 14,198 4% 54

Etobicoke New Toronto $491,062 $1,850 5% 4.1% 3% $4, 807 10,455 4% 55

Georgetown Central $460,099 $1,900 9% 4.5% 2.4% $6,34 4 4 0,150 9.2% 62

Guelph Downtown $325,000 $1,200 4% 4.1% 0.6% $2,913 121,6 88 6% 56

Hamilton East $258,000 $1,500 8% 6.4% 1.1% $8,355 13, 870 - 0.5% 57Hamilton Locke/Strathcona $258,000 $1,800 8% 7.7% 3% $11,6 67 14,975 0.3% 57

Hamilton West Harbour $258,000 $1,500 8% 6.4% 2% $8,355 8,9 05 1.2% 58

Keswick South $335,000 $1,450 12% 4.8% <1% $5,355 2 5,527 4.2% 59

Kingston Downtown $220,000 $1,550 1% 7.8% 1.8% $10,116 123,363 5.3% 61

Kitchener Northeast $334,900 $1,500 3% 4.9% 2.1% $5,910 219,153 7% 6 0

London Fanshawe $257,500 $1,000 4% 4.3% 2.2% $1,747 36 6,151 4% 61

Milton Southwest $460,099 $1,600 9% 3.8% 2.5% $3,032 102,0 0 0 56.5% 63

Mississauga Clarkson $500,000 $1,500 8% 3.3% 2% $6 6 0 4 0,0 0 0 -1% 6 4

Mississauga Cooksville $305,000 $1,400 8% 5% 2% $5,757 4 6,50 0 8% 6 4

Mississauga Meadowvale Village $545,000 $2,350 12% 4.7% 1.4% $11,924 29,30 0 12% 65

Newmarket South $510,000 $2,200 13% 4.7% 1.8% $8,070 79,978 7.6% 6 6

North York Bayview Village $1.5 million $4,300 9% 3.2% 1.4% $230 12,280 41.6% 69

North York Don Mills South $729,950 $3,700 10% 5.6% 1.1% $17,635 21,372 12% 6 8

Oakville Bronte $643,000 $2,800 10% 4.8% 1.7% $7, 801 10,0 0 0 10% 70

Orillia Southeast $236,567 $1,100 4% 5.1% 2.7% $4,621 30,586 1.1% 71

Oshawa Downtown $300,000 $2,300 12% 8.4% 1.8% $15, 852 149,6 07 5.7% 72

Ottawa Greely $286,000 $1,200 2% 4.6% 2.8% $1,4 63 6,678 47% 74

Ottawa Rockland $286,000 $1,200 2% 4.6% 4.5% $1,4 63 11,0 9 9 11.5% 75

Pickering North $430,0 0 0 $2,6 0 0 10% 6.7% 0.9% $15,029 88,721 1% 76

Richmond Hill Southwest $763, 80 0 $2, 80 0 16% 4% 0.4% $2,6 6 0 185,541 14% 77

Scarborough Malvern $395,0 0 0 $1,2 50 7% 3.5% 1.6% $1,238 4 4,324 2% 78

Scarborough Woburn $497,0 0 0 $2, 80 0 16% 6.2% 1.7% $12,529 4 8,507 2% 79

St. Catharines Downtown $213,0 0 0 $1,50 0 5% 5.7% 3.3% $5,379 131,4 0 0 0% 80

Stouffville Southwest $6 4 4,750 $2,50 0 14% 4.3% 5.5% $7,0 6 4 24, 886 10 0.5% 82

Stratford Central $2 59,0 0 0 $1,50 0 5% 6.4% 2.2% $8,323 30, 886 1.2% 81

Toronto Brockton Village $750,0 0 0 $3,6 0 0 6% 5.3% 1.5% $15, 893 9,039 1% 86

Toronto Cabbagetown $6 49,0 0 0 $3,0 0 0 10% 5.1% 1.4% $12,4 81 11,120 5.3% 8 4

Toronto Parkdale Village $750,000 $3,600 6% 5.3% 1.5% $15, 893 28,367 1% 87

Toronto Regent Park $409,894 $1,400 4% 3.8% 1.4% $2,420 10,387 2 5% 85

Vaughan Concord $650,000 $2,000 7% 3.4% 1.1% $1,4 0 9 8,2 55 34% 88

Vaughan Woodbridge $618,0 0 0 $2,20 0 7% 3.9% 1.1% $4,635 101,170 18% 89

Waterloo Northwest $334,9 0 0 $1,50 0 3% 4.9% 3% $5,910 98,780 1.3% 9 0

Whitby Brooklin $411,0 0 0 $2,50 0 14% 6.7% 1.5% $14,530 122,022 9.7% 91

Windsor South $162,50 0 $1, 80 0 5% 12% 2.9% $14,70 4 35,4 89 2.6% 92

Woodstock Southeast $26 4,0 0 0 $1,450 3% 6% 1.4% $7,612 37,754 5.4% 93

QU E B ECBoucherville Southeast $310,000 $1,600 2% 5.7% 2.6% $7, 80 6 41,4 6 6 6.2% 94

Brossard Northwest $356,000 $1,600 1% 4.9% 2.9% $6,343 8 4, 813 19.2% 95

Laval Carrefour $273,000 $1,300 1% 5.2% 2.2% $5,670 4 01,553 9% 96

Levis Saint-Nicolas $230,000 $1,550 2% 7.4% 1.3% $9,798 18,437 10.8% 97

Mirabel Northeast $215,000 $1,900 1% 9.7% 3.9% $14,319 41,759 20.6% 97

Montreal Cote-Saint-Luc $529,250 $2,800 3% 5.8% 3.9% $14,081 32,321 3.5% 98

Montreal Rosemont-Le Petite-Patrie $289,000 $1,600 1% 6.1% 2.1% $8,473 124,038 2% 10 0

Montreal Sud Ouest $529,250 $2,000 2% 4.2% 2.1% $5,249 26,58 4 2% 9 9

Quebec City Old Quebec $325,000 $1,500 -1% 5.1% 3.3% $6,22 5 516,622 5.2% 101

Saint-Antoine-Sur-Richelieu West $206,500 $1,000 3% 5.3% 4.1% $4,473 1,69 0 6% 102

Stoneham Central $200,000 $1,200 1% 6.6% 3% $6,0 6 0 7,70 4 3% 102

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ONTARIO


TOP 100

BURLINGTON: WEST

Investors in Burlington see a lot of ticked boxes, including forecasted price growth for the year ahead, amenities and quality of life that are ranked among the highest in the province, not to mention the GO Transit service offering

same-day, all-day service into Toronto.Burlington is nestled between the north shore of Lake Ontario and the Niagara

Escarpment, strategically located near the geographic centre of the Golden Horseshoe, a densely populated industrialized region that is home to more than eight million people.

“We have some great capital growth still to come,” says Conrad Zurini, broker of record at Re/Max Escarpment Realty. “The best investment is a detached single-family home, because we are seeing so many people from the GTA spilling into Burlington. That’s probably your most sound investment.”

One of the city’s hotspots is Aldershot in the West End, which is home to GO Transit’s most westerly station. There are good-sized condo units in the area, Zurini says. “They make great investments, and you’ve got the QEW, the 403, an entrance to the 407 and the GO station all nearby.”

“We have some great capital growth still to come”

AT A GLANCE

Population 175,779

Population growth 7%

Vacancy rate 1.5%

Cap rate 3.8%

Average price $462,000

Average monthly rent $1,600

Projected cash flow $2,972

10%1-year HPI growth

INVESTOR’S PICK: DETACHED SINGLE-FAMILY HOME

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ONTARIO


TOP 100

HAMILTON: LOCKE/STRATHCONA AT A GLANCE

Population 14,975

Population growth 0.3%

Vacancy rate 3%

Cap rate 7.7%




8%1-year HPI growth

INVESTOR’S PICK: TOWNHOME

AT A GLANCE

Population 13,870

Population growth -0.5%

Vacancy rate 1.1%

Cap rate 6.4%




8%1-year HPI growth

INVESTOR’S PICK: SINGLE-FAMILY HOME

Hamilton has grown to become the centre of a densely populated and industrialized region at the west end of Lake Ontario known as the Golden Horseshoe. The city has been much lauded in real estate circles

in 2015, but it’s not too late to get in on the action.“It’s still a very hot area,” says Neil Oliver of Clover Properties. “It’s still

affordable, but they are doing a lot of work to boost the area.”One neighbourhood in particular, Locke/Strathcona, is attracting a lot of

young professionals, which make up a great rental profile for landlords. Locke Street has been transformed into a retail and dining mecca, highlighted by a growing art scene that includes galleries, recording studios and independent film production studios.

“We’re seeing a lot of young people wanting to live there,” says Conrad Zurini of Re/Max Escarpment Realty. “It’s got the same feel, to some degree, as Queen West in Toronto.”

In fact, Environics Analytics, a geo-demographic marketing firm, released a report predicting that younger, upscale Hamiltonians will choose to live downtown and in the surrounding neighbourhoods, spurring more two- and three-story townhomes and apartments to be built on downtown lots, and more retail and commercial zones to be created.

“We’re seeing an influx of young adults heading out there to start their lives,” says Paul D’Abruzzo, a real estate investment coach and sales representative. “That’s putting pressure on the market.”

Hamilton’s hot real estate market will just get hotter, thanks to a range of transportation initiatives underway or in the planning

stages. Construction of a new Light Rail Transit line is set to begin in 2019, and a new GO Station at James Street North is partially complete and currently in operation.

“The East End of Hamilton is going to have a real renaissance with the GO Transit service,” says Re/Max Escarpment Realty’s Conrad Zurini. “It’s really going to thrive from a transportation perspective. It will have LRT, GO service to Toronto, and links to the 403 and the QEW.”

The neighbourhood is also extremely undervalued. Its price point, compared to many nearby markets, is still very reasonable, as are the rents. “Rather than paying $2,000 to rent a condo in downtown Toronto, people are paying between $1,000 and $1,200 in Hamilton,” says investment coach Paul D’Abruzzo. “Rents have been creeping up every year.”

The best bet for an investor is a three-bedroom single-family home, which would cost just under $300,000 and could rent for around $1,500.

HAMILTON: EAST

$258,000AVERAGE

PRICE


ONTARIO

58 NOVEMBER/DECEMBER 2015 canadianrealestatemagazine.ca

TOP 100

HAMILTON: WEST HARBOURHamilton’s West Harbour has been undergoing a makeover as the city has

recognized that the area offers a unique location for a mix of recreational and family-friendly uses, alongside its commercial shipping port.

The city first created its vision for the neighbourhood in the 1990s with the redevelopment of Bayfront Park, a former industrial site, as well as greater public access to the water’s edge through trails, boardwalks and a naturalized shoreline.

In the second phase of the city’s plan, a residential neighbourhood around the waterfront has begun to grow, increasing density and development opportunities. “The area is attracting young professionals and families, and an influx of restaurants and specialty shops,” says Graeme Brown, a business analyst for the Economic Development Division at the City of Hamilton.

The city is also developing a downtown Light Rail Transit line, which will have a north/south section that connects the new GO Transit station at James Street North with the southern end of West Harbour.

“It is currently in the planning stages and is targeted for construction and completion within the next 10 years,” Brown says.

AT A GLANCE Population 8,905

Population growth 1.2%

Vacancy rate 2%

Cap rate 6.4%




8%1-year HPI growth

INVESTOR’S PICK: CONDO


TOP 100 INVESTMENT GUIDE 2016TOP 100

112 NOVEMBER/DECEMBER 2015 canadianrealestatemagazine.ca

PROVINCE CITY/TOWN NEIGHBOURHOOD AVERAGE PROPERTY PRICE PRICE GROWTHBritish Columbia Richmond Southwest $840,000 12%

Ontario Bowmanville West $328,000 12%

Ontario Keswick South $335,000 12%

Ontario Mississauga Meadowvale Village $545,000 12%

Ontario Oshawa Downtown $300,000 12%

Ontario Brampton West $495,000 10%

Ontario Burlington West $462,000 10%

Ontario North York Don Mills South $729,950 10%

Ontario Oakville Bronte $643,000 10%

Ontario Pickering North $430,000 10%

Ontario Toronto Cabbagetown $649,000 10%

Ontario Georgetown Central $460,099 9%

Ontario Milton Southwest $460,099 9%

Ontario North York Bayview Village $1.5 million 9%

Ontario East Gwillimbury Queensville $475,000 9%

British Columbia Port Coquitlam North $396,500 8%

British Columbia Surrey North $366,000 8%

Ontario Hamilton East $258,000 8%

Ontario Hamilton Locke/Strathcona $258,000 8%

Ontario Hamilton West Harbour $258,000 8%

Ontario Mississauga Clarkson $500,000 8%

Ontario Mississauga Cooksville $305,000 8%

PEI Stratford North $250,000 8%

British Columbia Duncan North $291,000 7%

British Columbia Kelowna North $416,000 7%

British Columbia White Rock West $580,000 7%

Ontario Scarborough Malvern $395,000 7%

Ontario Vaughan Concord $650,000 7%

Ontario Vaughan Woodbridge $618,000 7%

British Columbia Langley North $488,000 6%

Ontario Caledon Northeast $413,000 6%

Ontario Toronto Brockton Village $750,000 6%

Ontario Toronto Parkdale Village $750,000 6%

New Brunswick Moncton Old West End $170,000 5%

British Columbia Port Moody South $502,500 5%

Ontario Cambridge Northeast $286,000 5%

Ontario Etobicoke Mimico $491,062 5%

Ontario Etobicoke New Toronto $491,062 5%

Ontario St. Catharines Downtown $213,000 5%

Ontario Stratford Central $259,000 5%

Ontario Windsor South $162,500 5%

BEST MARKETS FOR CAPITAL GROWTH

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