Transit and Housing Boost Appeal and Affordability, Says REMAX Canada, Spotlighting Emerging Neighbourhoods

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Population growth in the Greater Toronto and Greater Vancouver Areas is straining aging infrastructure, yet remains a vital force driving community development and long-term prosperity
Four in five Canadians would recommend their neighbourhood as a great place to live.
Three-quarters of Canadians (76 per cent) have made compromises to live where they do, mainly accepting higher housing costs in urban areas (37 per cent, down from 44 per cent in 2024).
64 per cent of Canadians see local population growth as a positive characteristic in their communities, with younger Canadians (18-34) most likely to agree.
TORONTO, June 25, 2025 /CNW/ -- Greater Toronto and Greater Vancouver are experiencing population growth over three per cent annually and significant infrastructure investments, especially in transportation, are leading to improved neighbourhood quality across traditionally undervalued urban and suburban areas, according to REMAX's Next Neighbourhoods Report. The two-part series explores up-and-coming areas across the GTA and GVA; the compromises homebuyers are making to live there; and the impacts population growth, revitalization and new development are having on the area.
"Canada's urban population is growing at an astonishing pace. Municipalities need to work with their provincial and federal counterparts to increase transit and housing infrastructure – which is already happening in some pockets of the Greater Toronto and Greater Vancouver Areas. New transportation links, often developed alongside housing, are transforming once overlooked and undervalued neighbourhoods into magnets for buyers seeking shorter commute times while achieving better affordability," says Don Kottick, president of REMAX Canada. "Expanding access strengthens connectivity in community and creates excellent potential for long-term liveability and value."
Ben Tal, Deputy Chief Economist at CIBC alerted, "population growth normally tracks at one per cent annually, but Canada has consistently seen upwards of 3.6-per-cent growth year-over-year. Governments, at all levels, are under-projecting the population increases and consequently, could repeat past mistakes if they don't pivot to reality. The Canadian government has realized they can have too much of a good thing, and need to have sustainable, measured growth."
Canadians Make Willing Compromises
An Angus Reid survey commissioned by REMAX Canada found that 37 per cent of Canadians have made compromises to live closer to urban centres, including accepting a higher cost of housing. Almost half (41 per cent) of GTA residents and 35 per cent of GVA residents compromised on price to land a location closer to an urban centre.
However, compromise doesn't equate to dissatisfaction. When their need-to-haves are met, more than half of Canadians (54 per cent) said they love their neighbourhoods, despite their compromises, and agree that their lifestyle aligns with the neighbourhood they live in (94 per cent in the GTA and 89 per cent in the GVA).
"Liveability is important to Canadians, and many buyers know what they're willing to compromise on, in order to get more on their must-have list," Kottick adds. "Every market has something for everyone, but not all things. Compromise has always been part of the buying process, which includes managing expectations and setting realistic goals."
Based on the criteria of affordability, quality of life and a buyer's return on investment, two types of emerging neighbourhoods surfaced: up-and-coming communities seeing advanced development, and regions that have traditionally been undervalued due to a lack of transportation access and misconceptions. REMAX brokers provide insight on recent trends in these areas, and why they warrant a closer look by new or savvy homebuyers in search of the "next neighbourhood."
Affordability and Liveability Remain Top Priorities
According to the Angus Reid survey, 37 per cent of Canadians valued affordability as a top factor in choosing their neighbourhoods. This is down from 44 per cent in a similar 2024 survey. Affordability is followed closely by proximity to amenities such as restaurants, shopping and grocery stores (36 per cent) and convenient access to public transit (31 per cent). According to the survey, Canadians want to spend more time in their neighbourhoods shopping at local stores (58 per cent), dining out (52 per cent) and socializing with friends, family and neighbours (43 per cent), underpinning the impact a chosen community has on day-to-day liveability.
As governments at all levels invest in infrastructure and community revitalization, most Canadians said they feel these policies bring added benefits to their communities, with more businesses (88 per cent) and restaurants (87 per cent) having the greatest impact. New infrastructure, especially transit development, ranks lower at 41 per cent, but arguably has the biggest impact on the emergence of a "next neighbourhood."
Subways and Skytrains: Increasing Transit Development
As population increases, governments have begun investing in transit infrastructure – oftentimes a precursor to new businesses flocking to communities and facilitating 'the next great neighbourhood.' "Communities often experience transit development before and alongside new residential housing. In Ontario, we've seen rapid housing developments labeled Transit-Oriented Communities hugging the new Ontario Line actively under construction," adds Kottick.
Greater Toronto and Greater Vancouver are investing in public transit—expanding the SkyTrain, Eglinton Crosstown, Ontario Line, and GO Transit—to better connect neighbourhoods to downtown cores. While these projects are much overdue, they are having a positive influence on bringing a greater diversity of connectivity, affordability, and quality of living to current and future residents.
"As populations grow, especially in places like Surrey, which is adding about 2,000 residents each month, transit is essential for long-term sustainability," says Kottick. "These short-term growing pains will ultimately strengthen communities by supporting shorter commutes and creating more time to connect within neighbourhoods."
Tal adds: "Canada needs to look at alternative housing models including factory-made construction to drastically increase housing starts to address the ongoing supply issue. Expanding transit and other infrastructure is also just as important, as it adds affordability and connectivity to traditionally less-accessible communities."
Next Neighbourhoods in the Greater Toronto and Greater Vancouver Areas
Greater Toronto Area
Greater Vancouver Area
• Clairlea-Birchmount (Toronto)
• Bridgeport (Richmond)
• Wexford-Maryvale (Toronto)
• Ladner (Surrey)
• Crown Point (Hamilton)
• Mount Pleasant East (Vancouver)
• Aldershot South (Burlington)
• Willoughby Heights (Langley)
• Downtown Markham (Markham)
• Fraser Mills (Coquitlam)
• Seaton (Pickering)
• Coquitlam West (Coquitlam)
• Don Mills – Victoria Village (Toronto)
• Capstan Way (Northern Downtown Richmond)
Click HERE to view the digital report and a full overview of each featured neighbourhood.
Wish You Lived Here? Unexpected Neighbourhood Gems
In the GTA and GVA, there are unique neighbourhoods that have historically been undervalued due to unfair misconceptions or for being "too far away" from the city centre. These communities are often well established but overlooked compared to neighbouring catchments.
Greater Toronto Area
Examining the Greater Toronto Area, Scarborough remains one of the most undervalued areas in the region. For decades, many have harboured misconceptions about Scarborough due to a variety of outdated biases, however, it's incredibly safe, has a diversity of housing stock and many positive attributes, including a renowned performing arts school with students coming from across the city to attend.
"Rapid development of construction has improved affordability in Scarborough communities. The average price of a Leaside/Don Mills home–a neighbourhood that's seeing thousands of units coming onto the market–costs a lot more than Clairlea-Birchmount, easily upwards of $300,000," says Cameron Forbes, RE/MAX Realtron Realty Inc. "With studios, one-, two- and three-bedroom units also coming on the market soon, combined with vibrant independent businesses, restaurants and cultural vibrancy, there are lots of attractive options for homebuyers."
In addition to Scarborough, East York has seen rapid population and infrastructure growth, which has improved affordability, especially with studios and larger condominium units now available. Buyers in the area are more focused on proximity to public transit, and the expected opening of the Eglinton Crosstown this fall will have a significant impact on the desirability of the east end, particularly pockets around Birchmount, Victoria Park, Warden and Wexford.
"Expansions like the Eglinton Crosstown and Ontario Line, which cut through the city, mark investment opportunities for savvy buyers," Forbes adds.
Moving westward, Hamilton is seeing buyers from Toronto moving out in search of greater affordability and more space.
The Hamilton area is becoming increasingly popular with a reputation for a strong sense of community. Conrad Zurini, broker and owner of RE/MAX Escarpment and Niagara notes that many residents appreciate smaller businesses, the growing cultural and arts scene and the opportunity to shop locally in lieu of big box retailers.
Hidden Gems Across the Greater Toronto Area
Clairlea-Birchmount (Toronto) has grown in popularity for its blend of urban and suburban living, transit access, and diverse neighbourhoods that appeal to young professionals and families. Its proximity to Taylor Creek Park adds ample green space. Average house price: $932,014
Wexford-Maryvale (Toronto) is a family-friendly neighbourhood offering a cozy, suburban feel with quick access to the Don Valley and 401. Just minutes from downtown Toronto, it features mostly low-rise 1–2 story homes and brick bungalows. Average house price: $1,070,857
Crown Point (Hamilton) in west Hamilton is a diverse, mostly residential neighbourhood with affordable, owner-occupied detached homes featuring finished basements and backyards. It offers easy highway access, schools, amenities, and a trendy yet exclusive feel close to work hubs. Average House Price: $570,000
Aldershot South (Burlington) on Burlington Bay's west end, offers easy highway and GO Transit access, a mix of housing, and plentiful parks, green spaces, and waterfront views. It's growing into a vibrant, well-connected community without heavy traffic. Average House Price: $899,000
Downtown Markham (Markham) has a new York University campus, rising condominium developments, and improved transit, and this growing hub offers restaurants, activities, and cultural attractions. Average House Price range from $660,000 to $1,625,000.
Seaton (Pickering) is a rapidly developing master-planned community in Pickering and is gaining attention for its strategic location and infrastructure. Average House Price: $1,013,326
Don Mills – Victoria Village (Toronto) has been shaped by the Eglinton Crosstown, among many other East end communities, improving downtown access. They offer top arts schools, larger, more affordable homes than Don Mills/Leaside, and spacious lots with post-WWII heritage. Average house price: $1,126,000
Greater Vancouver Area
In the Greater Vancouver area, access to the SkyTrain and major highways has improved over the last two years, and like the GTA, has influenced RE/MAX brokers' assessment of next neighbourhoods in the region.
According to Tim Hill, RE/MAX All Points Realty, Sapperton, New Westminster, and Mount Pleasant East, in Vancouver, neighbourhoods are seeing an exodus from the downtown core. "Restaurants and breweries are popping up in Mount Pleasant East which is more walkable and has a better vibe. The growing food and beverages scenes, matched with better affordability than downtown makes this neighbourhood a top up-and–comer," Hill added. Mount Pleasant East has an average house price of $873,933, while Sapperton is slightly more expensive at $1,388,000 on average.
Increasingly Bridgeport, a Richmond neighbourhood, offers better affordability. Properties in Bridgeport offer older detached homes at an average price of $300,000 cheaper than its neighbour Steveston – only 20 minutes away. "Buyers are prioritizing affordability, with walkable and complete communities falling second," says Adam Wachtel, REMAX West Coast. The average single detached house price in Bridgeport is $1,771,763 with more affordability for apartments at $670,600.
For buyers in the Vancouver area, there remains a strong stigma to living in close proximity to the bridges and tunnels connecting the city centre. However, these neighbourhoods are more affordable if buyers are willing to compromise.
Hidden Gems Across the Greater Vancouver Area
Bridgeport (Richmond) known as an established neighbourhood with homes averaging 30 years old and located about 20 minutes from Steveston, Bridgepoint offers strong transit access and prices up to $300,000 lower than Steveston. Average House Price: $1,069,900
Ladner (South Delta): Ladner, on the Surrey/Richmond border, offers homes nearly $1 million less than the GVA average. However, the tunnel creates a mental barrier for some due to traffic and infrastructure work. For flexible commuters, the savings are well worth it. Average House Price: $1,149,100
Mount Pleasant East (Vancouver) is a vibrant neighbourhood blending historic charm with modern flair, offering one of Vancouver's largest parks—Everett Crowley. Known for its rising affordability and trendiness, it features great dining, shops, nightlife, and colorful wall murals. Average house price: $873,933
Willoughby Heights (Langley) might be the definition of up-and-coming neighbourhood offering city access via Highway 1, more space, greater affordability, and growing infrastructure, including transit, shops, schools, and recreation. Average house price: $894,516
Fraser Mills (Coquitlam) is under development, mainly for high-rise condos, offering waterfront access and growing amenities. Despite ongoing construction, it's a promising long-term investment as the area continues to develop. Home prices range between $732,000 and $1,796,600.
Coquitlam West (Coquitlam) is a land assembly project which converts industrial land into housing near the SkyTrain, offering early investment potential. Transit-connected areas like this are primed for high-value growth. Home prices range between $838,071 and $1,963,039.
Capstan Way (Northern Downtown Richmond) offers investment potential with ongoing developments, despite some ownership delays. As revitalization continues, businesses and residents are moving in. "Come back in 10 years and watch it explode." Average house price is $899,000.
About the Next Neighbourhoods Report
REMAX's Next Neighbourhood Report Series includes data and insights supplied by REMAX brokerages. REMAX brokers and agents are surveyed on market activity and local developments.
Angus Reid Survey Methodology
These findings are from a survey conducted by REMAX Canada from April 22nd to 28th 2025, among a representative sample of 1,559 online Canadians that reside either in the Greater Vancouver Area, Greater Toronto Area, Calgary, Edmonton, Halifax or Saint John who are members of the Angus Reid Forum. The survey was conducted in English. For comparison purposes only, a probability sample of this size would carry a margin of error of +/-2.5 percentage points, 19 times out of 20.
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