Echoing homebuyers’ sentiments in Western Canada, an affordable neighbourhood trumps all other factors in 75 per cent of regions surveyed in Ontario, including Toronto, ON; Ottawa, ON; Brampton, ON; Belleville, ON; Stratford, ON; London, ON and Wasaga Beach, ON. The only exception is Sudbury, ON where proximity to preferred schools, low-density neighbourhoods and accessibility to outdoor recreation activities take priority over affordability. Other “must haves” identified include proximity to preferred schools (in 75 per cent of regions); greater access to green space and proximity to work (in 63 per cent of regions); and improvements to public transportation (in 38 per cent of regions). Overall, these priorities have shifted significantly in the last two years, which can be attributed to the lifestyle changes brought on by the pandemic such as a desire for closer proximity to everyday necessities, as well as ongoing economic instability like inflation, the cost of living and rising interest rates.

As Canada continues to grapple with a housing crisis rooted in a persistent inventory shortage, RE/MAX Canada explores possible solutions through the launch of its latest report, 15-Minute Neighbourhood: Lessons for Small Communities. The report, named for an urban planning concept that puts daily necessities within a 15-minute walk, bicycle or transit ride from home, attempts to highlight this pragmatic approach to building the right supply of housing for the greatest number of Canadians, in a way that delivers maximum liveability and affordability – particularly in smaller municipalities that are experiencing rapid growth.

Read the full report

In Ontario, quality of life is considered either “satisfactory” (which is the case in regions including Toronto, ON; Brampton, ON; London, ON and Stratford, ON) or “very satisfactory” (as reported in Ottawa, ON; Belleville, ON, Sudbury, ON and Wasaga Beach.) Factors that would improve liveability in these regions include greater proximity to work; improvements to public transit; improvements to walkability and proximity to healthcare services, among others. Public transit specifically, would be an important factor in improving accessibility and supporting a shift towards becoming 15-minute neighbourhoods in regions such as Toronto, ON; Ottawa, ON; and London, ON. With that being said, the appetite from consumers to live in inter-connected cities is a strong contributor to making 15-minute neighbourhoods a reality. This is the case in cities such as Ottawa, London and Brampton where new developments are designed with the principles of the concept in mind.

Regional Insights:

In the 15-Minute Neighbourhoods Report, RE/MAX Canada examined a selection of large and small markets from coast to coast, with RE/MAX brokers and agents asked to share their insights into local liveability. Here’s what they had to say.

Proximity to preferred schools, childcare options and walkability are the top priorities when selecting a residential neighbourhood in London, Ont. Post-pandemic, these priorities have shifted and continue to do so, “when pandemic closures forced children to stay home from school and daycare centres, parents become more conscious of how close they really are to quality schools and childcare services,” says Carl Vandergoot, RE/MAX Centre City Realty Inc. “Stay-at-home orders also had an effect on Londoners’ preference for outdoor spaces. We’re seeing a continued rise in demand for neighbourhoods with ample walking, biking and greenspace to help sustain a more balanced, work-from-home lifestyle.”

Quality of life in London is described as satisfactory to very satisfactory, which can be attributed to the region’s relative affordability, great neighbourhoods and big-city amenities like top schools, hospitals, and entertainment options. That said, there are currently no new or recent proposed infrastructure developments that could have significant impact on demand, affordability, or quality of life.

The concept of a 15-minute neighbourhood could be an attainable reality in London: transit and bike lanes have improved and decreased a reliance on cars and many communities within the area already have access to key amenities within this 15-minute timeframe.

The top 3 priorities for homebuyers when selecting a residential neighbourhood:

  1. Proximity to preferred schools and childcare options – Londoners are seeking proximity to high-quality schools and childcare options, an offshoot of the pandemic’s stay home orders prompting residents to re-think their commutes between work and school.
  2. Easily walkable – with the pandemic forcing people indoors, and work-from-home employment opportunities here to stay, Londoners now include walkability among their top priorities when selecting a neighbourhood.
  3. Accessibility to outdoor recreation –access to outdoor recreation including hiking, walking and bike paths, water and outdoor sports has risen in demand among those searching for a home in London.

Factors/amenities currently missing that would improve residents’ quality of life:

  1. Public transit – London’s is generally accessible for Londoners; however, the city relies solely on bus transit which can be crowded, delayed and difficult for many residents to access. Most buses only come every 15 to 30 minutes, which isn’t attractive for busy residents trying to get to school or work.
  2. Easy access to bike lanes and/or walking paths – while the number of bike lanes is London is increasing, the city could use even more safe bike lanes and walking paths to decrease its reliance on car commuting.
  3. Proximity to work/access to professional opportunities – London is a very spread-out city, with most professional opportunities located in the dense, downtown core or beyond and most suburbs on the outskirts of town which means most people do not live within walking or biking distance to their work.

Affordability, access to green space and dog parks are key priorities for homebuyers in the Stratford region. Post-pandemic, these priorities have shifted significantly, and it’s predicted this shift will continue, “people are looking for a different lifestyle, one that is about work-life-balance and community. That’s why people are interested in the 15-minute neighbourhood,” says John Wolfe, Owner, RE/MAX a-b Realty Ltd. “Coming out of the pandemic, people want to know their neighbours – not just someone they say ‘hi’ to at the mailbox once a week. They want high-density communities where there are nearby amenities, necessities, and shops, where they know the owners and the owners know then. A city wherein they can travel easily by walking, biking or transit, but, when necessary, they can drive.”

Quality of life for the average resident in Stratford is satisfactory which can be attributed to the region’s many amenities; however, the influx of residents from urban markets during the pandemic has strained education and healthcare capacities in Stratford, impacting overall quality of life.

For instance, migration from cities to Stratford has increased housing prices significantly and made a once affordable area more expensive. There are a few new infrastructure developments that have the potential to impact demand, affordability, and overall quality of life in the area, however, challenges with developers offering early-run projects to investors to re-sell as a profit are hindering affordability.

The top 3 priorities for homebuyers when selecting a residential neighbourhood:

  1. Affordability – due to an influx of homebuyers to Stratford during the pandemic, affordability is one of the top priorities for homebuyers in the region.
  2. Access to green spaces – many residents in the area are searching for increase outdoor space
  3. Community – a strong sense of community and a balanced lifestyle is key for buyers looking in the Stratford area as they search for communities that enhance work-life balance and provide a sense of community.

Factors/amenities currently missing that would improve residents’ quality of life:

  1. Proximity to work/access to professional opportunities – a lack of opportunity means many Stratford residents must commute out of town for work. While remote and work-from-home options have changed this, many Stratford residents rely on their cars to commute to work to areas like London, Woodstock or Kitchener.
  2. Independently owned retail/stores/gyms/ bars and restaurants – Stratford is leaning toward using its land to build-up Big Box and chain stores which is detrimental to local businesses and the community, as well as know-your-neighbour ideal that many residents are searching for when moving to smaller communities like Stratford.
  3. Public transit – transportation in the Stratford area could be improved to be more diverse and efficient. Currently, it’s just a bus every 30 minutes that’s available – to encourage use among residents and decrease reliance on cars.

In the Greater Toronto Area, affordability, proximity to work, and preferred schools remain top priorities for homebuyers, especially considering affordable housing across the region continues to be scarce.

Quality of life for the average resident in the GTA is satisfactory with high density providing housing options, essential services, lifestyle, and entertainment within close distance. With more Canadians opting for remote or hybrid work, many Torontonians are expanding beyond the city centre for affordable housing that offers space to both live and work. Many of these communities are lower density compared to the city, with residents opting to reside in neighbourhoods that can offer the space of a suburban home, with the local amenities and culture associated with city living.

Recent economic factors such as higher interest rates and inflated costs for public transportation and groceries, have made equitable access to basic necessities a challenge. Torontonians are strained by economic fluctuations despite having proximity to essential services, cultural amenities, and green spaces. Addressing this issue will greatly improve quality of life in the GTA, but solutions may be more heavily impacted by monetary policies rather than infrastructure.

Overall, the concept of accessibility within a 15-minute walk or commute appears to be more realistic for the GTA with new transit infrastructure projects proposed or underway. The Eglinton Crosstown LRT and Canada Line LRT are expected to quicken commute times while alleviating Torontonians of car dependency and the associated costs of car ownership. “There is a perception that 15-minute cities and initiatives only benefit residents situated in the downtown core, where high density already exists,” says Cameron Forbes, broker, RE/MAX Realtron. “Current efforts to expand transportation infrastructure across the GTA suggest that it is possible to increase the quality of life for residents beyond the city core, but we need commitment from all levels of government to invest and develop infrastructure that supports building up these communities.”

The top 3 priorities for homebuyers when selecting a residential neighbourhood:

  1. Affordability – the GTA is known for low affordability compared to other Canadian communities, making cost of homes, services and amenities major factors homebuyers are sensitive to when looking to live in a Toronto neighbourhood.
  2. Proximity to work – with more workplaces opting for hybrid workplaces, homebuyers are looking to find the perfect balance between spacious living at home with a quick commute into the office when necessary.
  3. Proximity to preferred schools – that offer a wide range of specialities such as arts, sports and French immersion programs are important for homebuyers looking to settle in the area long-term.

Factors/amenities currently missing that would improve residents’ quality of life:

  1. Public transit – transportation in the GTA is a sore spot for many residents, with transportation developments that would vastly improve neighbourhoods beyond the city centre delayed for years. Residents depend on transportation, and as more Canadians look to spread beyond the city centre, transportation is not developing quickly enough.
  2. Proximity to work/access to professional opportunities – the GTA is currently split, with those in Toronto benefiting from high-density design keeping work and professional opportunities close to home, while the rest of the GTA lacks investment into professional spaces.
  3. Access to bike lanes/walking paths – post-pandemic, spaces for daily movement and greenspaces has become crucial for physical, mental and social health.

In Brampton, affordability and walking-distance proximity to work, public transit, preferred schools and grocery stores are the top priorities for buyers choosing a residential neighbourhood. Due to inflation and the rising cost of living, these requirements have shifted significantly, pushing affordability as the number-one factor considered by consumers. “Consumers are coping with the drastic increase to cost of living that we have experienced this year and because of this, they are looking for any solution to stay within their budget – this could be saving on gas by walking to the grocery store, taking public transit or even walking to get to where they need to get to,” says Gurinder Sandhu, broker and co-owner of RE/MAX Realty Services Inc.

New developments in Peel region include infrastructure improvements to roads, as well as the recent announcement that the area will be divided into three individual municipalities – a move that is anticipated to reduce red-tape and quicken approvals for housing developments. “Reducing red tape is an important step in boosting our supply and it is encouraging to see that the planning departments of all three regions have set guidelines to include a proportionate amount of greenspace and mixed commercial developments to neighbourhoods,” says Sandhu. “This will offset the need to use a vehicle to travel to school, work and shopping and bring cohesion to these communities. Although this is part of Peel’s long-term plan, transforming existing low-density subdivisions to have these same guidelines will require more municipal support and time.”

The top 3 priorities for homebuyers when selecting a residential neighbourhood:

  1. Affordability – amid rising interest rates, inflation and a higher cost of living, residents in Brampton have had to grapple with a new set of affordability challenges – making this factor top of mind for them across the board.
  2. Proximity to work – given ongoing affordability challenges proximity to work is top of mind due to cost-cutting benefits it offers as compared to long commutes in vehicles.
  3. Proximity to public transit – as a mode of transportation that offers a great amount of flexibility and direct line of travel to Toronto Downtown core, proximity to public transportation has become increasingly important to residents in Brampton – especially as many move away from travelling by car.

Factors/amenities currently missing that would improve residents’ quality of life:

  1. Public Transit – in Brampton the infrastructure of public transportation has been unable to keep up with growing population and as such has contributed to increasing traffic congestion in the region.
  2. Proximity to work and access to professional opportunities – although, employment rate in Brampton is high as a city that is growing at a rapid pace, closer proximity to offices and professional opportunities would provide a boost to the local economy.
  3. Easily Walkable – post-pandemic there has been a re-emergence of supporting small local businesses, rather than large national retailers. Neighbourhoods with walkable proximity to amenities have been key in championing small businesses. Areas with low walkability continue to rely on cars to commute/access amenities.

Affordability, proximity to work and access to green spaces or parks are top priorities for those looking to buy a home in the Wasaga region. Post-pandemic, these priorities have not changed much and are expected to remain the same in the future. “

Since the pandemic, price, location and access to parks have remained important to buyers in Wasaga Beach,” says Jason Ruttan, RE/MAX By The Bay Brokerage. “Wasaga is still a relatively small and growing community, and thankfully, as it stands, all amenities are within a reasonable distance for local residents.”

Quality of life for the average resident in Wasaga Beach is very satisfactory. Although there are few employment opportunities, the area includes many features which are ideal for high quality living: several new residential developments underway for increased housing inventory, a casino for entertainment, and a brand-new, state-of-the-art recreation complex is in development including a twin pad arena and library.

Overall, Wasaga Beach’s features support the 15-minute neighbourhood concept due to its small size and growing community, and residents are fortunate to have all key amenities with a reasonable distance. In fact, Wasaga’s proximity to key amenities is what attracts buyers, mostly retirees and young families, who want to live in a smaller community with everything they need nearby.

The top 3 priorities for homebuyers when selecting a residential neighbourhood:

  1. Affordability – is a draw for residents buying in Wasaga Beach. The area’s average residential price is still slightly lower than other parts of Ontario.
  2. Proximity to work – residents often commute to Barrie, Angus, Alliston, Collingwood, and even the GTA for work; however, the recent shift to remote work has opened opportunities for more people to move to the Wasaga Beach area and work-from-home.
  3. Access to green spaces and/or dog parks – coming out the pandemic, proximity and access to green spaces or dog parks is a trend for those looking for a higher quality of life in Wasaga Beach.

Factors/amenities currently missing that would improve residents’ quality of life:

  1. Proximity to work/access to professional opportunities – while many residents have moved to Wasaga Beach to pursue work-from-home opportunities with a higher-quality of life, many residents do commute to surrounding areas for work.
  2. Preferred schools – overlooked in many major Canadian cities is access to preferred and quality schools. In Wasaga, the region lacks a high school, meaning on top of adults commuting to work, the area’s students must also commute to school.
  3. Proximity to health or medical services – Wasaga has a few quality health and medical services within the area, but to increase residents’ quality of life, they could use more.

Proximity to preferred schools, low density neighbourhoods and accessibility to outdoor recreation are top priorities for homebuyers in the Sudbury area. In the post-pandemic, these considerations have stayed the same for homebuyers and are anticipated to remain the same for the foreseeable future.

“Sudbury is an area focused on outdoor living, so outdoor activities and spaces will always be important to our residents and those looking to buy in the area,” says Marissa Arnold, Owner and Broker of Record of RE/MAX Crown Realty. “That said, we’re also a very spread-out area, which means driveability is still a priority to those who seek to live in our communities. While the 15-minute neighbourhood concept is attractive to many in Sudbury – especially for those who enjoy the outdoors – our city is so spread out, that implementing this design would require significant investment and change to our pre-existing infrastructure; however, bringing necessities closer to our neighbourhoods would likely drive further demand.”

Quality of life for those living in Sudbury is very satisfactory, which can be attributed to the area’s continued affordability compared to other larger Ontario cities.

The top 3 priorities for homebuyers when selecting a residential neighbourhood: 

  1. Proximity to preferred schools– due to Sudbury’s geography being so spread out, many students must commute to schools, and many schools aren’t within a close walking distance to the area’s neighbourhoods.
  2. Low density neighbourhoods– many residents moving to Sudbury do-so for the broad, outdoor spaces, making its neighbourhoods very low-density.
  3. Access to green space – Sudbury residents are typically focused on the outdoors, so access to green spaces within driving distance remains a priority for buyers.

Factors/amenities currently missing that would improve residents’ quality of life:

  1. Proximity to work/access to professional opportunities– Sudbury’s industries for employment are quite robust, however, given it’s such a low-density area, walkability to work is very limited.
  2. Public transit– likewise, as Sudbury is a low-density area, its public transportation offerings are also limited, and its spread-out geography makes driving is the preferred method of transportation. For the 15-minute neighbourhood to work, the city would need to invest in proper transit infrastructure, more walking paths and bike lanes.
  3. Neighbourhood with diverse cultures and ethnicities – More neighbourhoods with diverse cultures and ethnicities was identified as a key item that could improve liveability for buyers.

Affordability, low density neighbourhoods, and access to green spaces are top priorities for homebuyers in the Belleville area. In the post-pandemic, these considerations have stayed the same for homebuyers and are anticipated to remain the same for the foreseeable future.

“With increasingly attractive work opportunities, the luxury of being surrounded by greenery and water, and proximity to city centres like Toronto, Ottawa and Montreal, Belleville has an opportunity to grow into a thriving community,” says Sean McKinney, owner, REM/AX Quinte Ltd. “We believe the 15-minute neighbourhood model is realistic here, but it will take some work: better public transportation, more walking and cycling paths; smaller local necessities, like supermarkets; and investment in multi-unit dwellings in higher-density areas, are needed to ensure all necessities are within reasonable distance to housing.”

Quality of life for those living in Belleville is very satisfactory, which can be attributed to new developments intended to bolster quality of life for its residents: the area is expanding with new subdivisions and waterfront condos developments; more walking trails including Riverside Trail along Moira River, Bayshore Trail along the Bay of Quinte, Zwick’s Trail at Zwick’s Island Park; and cycling lanes and dog parks that have contributed to more active lifestyle for Belleville’s residents, especially with the city encouraging “active transportation.”

The city also expanded walking trails along the waterfront, added a new dog park in the north end’s new subdivisions, and built more bike lanes throughout the city. The city has invested in more family-themed and cultural events/festivals and summer pop-up markets in its Downtown District to encourage more active transportation and use of outdoor spaces around the city.

The city recently built a new casino, hotels, restaurants, and tourist attractions, like wineries, breweries, museums, and art galleries, boosting local entertainment options.

Residents are looking forward to the recently announced Amazon Distribution Centre, which will bring a host of new jobs to the area within proximity of residents.

The top 3 priorities for homebuyers when selecting a residential neighbourhood: 

  1. Affordability – Belleville is traditionally home to many “blue-collar” workers due to its many large industrial companies. Therefore, affordability is a priority for homebuyers; however, since the pandemic, finding affordable housing in the area has become difficult due to an influx of new residents.
  2. Low density neighbourhoods– many residents seeking to move to Belleville (primarily retirees) do so for its space and distance from neighbours. Residents can easily find urban and rural properties with detached homes and 0.5 to 2 acres. While high-density areas are available, most Bellville residents enjoy low density neighbourhoods with plenty of green space and waterfront vistas.
  3. Access to green space – waterfront properties/homes near the water are sought after by homebuyers, especially for those looking to Belleville to work-from-home and lead more active lifestyles outside of the city.

Factors/amenities currently missing that would improve residents’ quality of life:

  1. Public transit– given Belleville is a low-density area, its public transportation offerings are limited. For the 15-minute neighbourhood to work, the city would need to invest in proper transit infrastructure, more walking paths and bike lanes.
  2. Proximity to health or medical services – there is a hospital and many specialists in the area but Belleville lacks family doctors. Despite the municipal government implementing a program over 10 years ago to bring in more doctors to the area, waitlists are long and patient loads are full, meaning current and incoming residents may struggle to find a health care provider in the area.
  3. Leisure activities – Belleville boasts excellent green space and proximity to water; however, the city is only now building up its leisure activities that could increase quality of life and promote movement to the city.

Affordability, access to green space and/or dog parks, easy access to bike lanes and/or walking paths and proximity to work are the top priorities buyers are looking for when selecting a residential neighbourhood in Ottawa, Ont. These priorities shifted post-pandemic, and continue to do so, “since returning to work in-office, convenience has become very important for our residents – the 15-minute neighbourhood provides this convenience for our residents, and this is one of the reasons that city planners and developers are placing a new emphasis on building communities that have proximity to grocery stores, transit, coffee shops, green space and the like,” says Chelsea Hamre, realtor at RE/MAX Affiliates Realty Ltd. “In fact, current 15-minute neighbourhoods have experienced greater demand, making those properties a great investment with strong re-sale value down the line.”

Quality of life in Ottawa is currently described as very satisfactory, which can be attributed to the diversity of green space and proximity to amenities like biking paths. However, improvements to transit (which are already underway with projects like the LRT), would boost liveability significantly by making the city more walkable and greater proximity to independently owned retail stores and restaurants.

The top 3 priorities for homebuyers when selecting a residential neighbourhood:

  1. Affordability – like many other city centres across the country, affordability is a top consideration and priority for residents looking to enter the housing market in Ottawa.
  2. Access to green space and bike lanes/walking paths – as a city known for access to a diverse range of green space, residents prioritize spending time in the outdoors. As a result, easy access to bike lanes and walking paths is a top consideration when choosing a neighbourhood in Ottawa.
  3. Proximity to work – with Ottawa being a government town and the return to office, proximity to work has become a greater priority for buyers.

Factors/amenities currently missing that would improve residents’ quality of life:

  1. Public Transit – although construction is underway for the LRT which is anticipated to significantly improve commutes, the construction is causing disruptions to travel.
  2. Independently owned retail stores, gym, bars and restaurants – Ottawa is moving toward building “15-minute neighbourhoods” as convenience and proximity to amenities improves flexibility and work-life balance of residents.
  3. Easily Walkable – in Ottawa, access to green space has made for a vibrant and active community. As such, walkability and an increase in access to walking paths would contribute to liveability of residents.

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