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CBC
a day ago
- Politics
- CBC
'Rurban' ridings on the minds of Albertans as electoral boundary meetings conclude
During a Thursday afternoon meeting earlier this month in Brooks, Alta., Justice Dallas Miller, chair of Alberta's new electoral boundaries commission, outlined the central challenge facing the panel. As Alberta's population now nears five million, most of it concentrated in its urban centres, the commission must decide how to redraw the electoral map ahead of the next provincial election. "The population growth, as you know, has not been spread evenly across the province," Miller told attendees, according to transcripts released from the hearing. "We have some challenges, and are hearing from municipalities and areas where there has been huge growth, on how we deal with that growth." The question of where new lines should be drawn has long been a point of debate in Alberta politics, with disagreement around what's fair for both growing urban centres and vast rural areas. The commission held public hearings in late May and throughout June in Calgary, Edmonton, Lethbridge, Red Deer and other communities. They wrapped up earlier this week. Where lines get drawn Like Canada's other Prairie provinces, there has been a notably stark urban-rural divide in Alberta in recent provincial elections. The United Conservative Party has dominated in the rural parts of the province, but performed less impressively in the province's two major cities. Electoral boundaries are significant, of course, as they determine which grouping of voters elects each member of the Legislative Assembly to the Alberta Legislature. Every eight to 10 years, a five-member commission is appointed to decide where these lines go. This time around, the province is adding two new ridings, increasing the total number of seats in the legislature from 87 to 89. But one other change may have a longer-term impact, in that the commission is no longer required to align ridings with municipal boundaries. That could open the door to more mixed rural-urban ridings. Distinct perspectives and the rural-urban split Lisa Young, a political science professor at the University of Calgary, said electoral boundaries are intended to try to keep "communities of interest" together — that is, people who might share the same concerns or perspectives because of where they live. "One of the most significant cleavages in contemporary politics is between rural and urban dwellers. Their concerns tend to be different and they often have different perspectives on politics," Young wrote in an email. "It's difficult to make an argument that an electoral district that combines urban and rural really captures communities of interest because of these differences." Under mixed rural-urban ridings, Young said rural dwellers would worry that their votes and their distinct perspectives on political issues would be drowned out by urban dwellers. By the same token, urban dwellers might have the same concerns if they were the smaller group in a mixed district, she said. Keith Archer, who served on a previous Alberta commission and was chief electoral officer in B.C., previously told CBC News that the move was one of the more interesting things to watch in this review. Up until now, it has been clear that electoral districts in the city of Calgary, for instance, should be 100 per cent aligned with the boundaries of the city, he said. "You can imagine, that you could try to have fewer urban electoral districts by having an electoral district that is partly made up of, let's say … the central-eastern part of the city, and extend out into the Chestermere area," Archer said. "You'd have kind of a rural part of the constituency, coupled with an urban part of the constituency … as a way of trying to adjust whether a constituency is principally an urban or a rural district. It'll be interesting whether the commission takes up that opportunity." Participants weigh in Whether Alberta should create more electoral boundaries which mix urban and rural caught the attention of many attendees at this past month's hearings. Craig Burrows-Johnson, who spoke at the Pincher Creek hearing, has lived in both rural Alberta and Calgary. At his hearing, he argued against "so-called 'rurban' ridings." He said he thought rural MLAs should be working on rural issues, including agriculture, small-town revival, surface rights, orphan wells, among others. On the other hand, he thought urban MLAs should focus on problems and opportunities in urban centres. "The MLAs that represent those voters need to concentrate on their issues," he said. "If you spread their zone of responsibility… they're simply not as effective." Dan Hein, who lives in Medicine Hat, Alta., said he decided to attend a meeting in Brooks after reading in meeting transcripts that most of the hearing participants were against "rurban" ridings. He argued that establishing such ridings could lead to fewer representatives being stuck in an "echo chamber" around various matters. "If a representative has to hear from a whole bunch of different viewpoints, he will probably be more rational and reasonable," Hein said. "And I think that'll improve their ability to represent people on a provincial level." Challenging work ahead Alberta's Electoral Boundaries Commission Act states that most ridings must have populations no more than 25 per cent above or below the average size. However, should they meet certain conditions, there is an exception that allows up to four electoral districts to have populations up to 50 per cent below the provincial average. Nine constituencies in Alberta are currently more than 25 per cent above the average size: Calgary-Buffalo, Calgary-Foothills, Calgary-North East, Calgary-Shaw, Calgary-South East, Edmonton-Ellerslie, Edmonton-South, Edmonton-South West, and Airdrie-Cochrane. "There's a possibility of really significant adjustments to electoral boundaries and a shift from the current balance between urban and rural municipalities in favour of urban municipalities," Archer, the former commission member, previously said. "But that runs counter to the support base of the current government. So I expect that the electoral boundaries commission will certainly get an earful in their public hearings, both before the interim report is issued, and before the final report is." The commission, chaired by Justice Miller and made up of members appointed by both government and opposition parties, is expected to release an interim report in October. A final report is expected by March 2026.
News.com.au
2 days ago
- Business
- News.com.au
Canada shows Australia how to solve rental crisis: ‘Clear lessons here'
Canada's dramatic immigration freeze has coincided with a sustained fall in rents, in a move experts say presents an obvious path out of Australia's own rental crisis. Figures from Statistics Canada last week showed population growth slowed to a crawl in the first quarter of 2025. From January 1 to April 1, the population increased by just 20,107 people — statistically flat at 0.0 per cent — to reach 41,548,787, the smallest quarterly growth since border closures at the height of the Covid pandemic in 2020. It marked the sixth consecutive quarter of slower population growth, after immigration reductions were first implemented by the Liberal government last year under former Prime Minister Justin Trudeau and his successor Mark Carney. 'Canada admitted 104,256 immigrants in the first quarter of 2025,' Statistics Canada said. 'This was the smallest number admitted in a first quarter in four years and reflects a lower total permanent immigration target for 2025. However, prior to 2022, Canada had never welcomed more than 86,246 immigrants in a first quarter (which occurred in the first quarter of 2016).' Meanwhile, national average rents in May were 3.3 per cent down from a year earlier at $CA2129 ($2381), marking the eighth consecutive month of year-on-year decreases. The monthly report from and Urbanation found asking rents were flat compared with April with a 0.1 per cent month-on-month increase. Rents for purpose-built apartments were two per cent down year-on-year to $CA2117 ($2368), condominium apartments fell 3.6 per cent to $C2192 ($2452), rents for houses and townhomes fell seven per cent to $CA2196 ($2456). Urbanation president Shaun Hildebrand said the easing was due in part to a surge in supply with new apartments being completed, a slowdown in population growth and a heightened level of economic uncertainty, The Canadian Press reports. 'The easing in rents this year across most parts of the country is a positive for housing affordability in Canada following a period of extremely strong rent inflation lasting from 2022 to 2024,' Mr Hildebrand said in a statement. Despite the easing, average asking rents in Canada are 5.7 per cent higher than two years ago and 12.6 per cent higher than three years ago, according to the report. It added that over the past five years, average asking rents in Canada have increased by an average of 4.1 per cent annually, outpacing average wage growth of around three per cent. 'We've argued all along that the explosion in population growth — to nearly 1.3 million people within a year at one point — was playing a major role in many economic issues Canadian policymakers have been struggling with,' Robert Kavcic, senior economist at Bank of Montreal, in a note to clients last week, per The Globe and Mail. 'New immigration targets set last fall are clearly now having an impact. The impact is already being seen on the ground, perhaps most vividly in loosening rental markets.' Like Australia, Canada's post-Covid border reopening led to a record surge in migration — from 2021 to 2024, the population grew by an average of 217,000 per quarter, sparking widespread concerns about access to housing and healthcare. Opinion polls in late 2024 found nearly 58 per cent of Canadians felt there was 'too much immigration', with three in four blaming immigration for housing and healthcare pressures. In October, Mr Trudeau announced dramatic cuts to Canada's immigration targets in an effort to 'pause' population growth. The country had previously planned to let 500,000 new permanent residents settle in the country in 2025 and 2026. But those targets were revised down to 395,000 next year and 380,000 for 2026. It set the 2027 target at 365,000. According to the last census in 2021, 23 per cent of Canada's population was foreign-born. Statistics Canada said that as of 2021 most immigrants were from Asia and the Middle East, but an increasing share were coming from Africa. Nearly one in five recent immigrants were born in India. Mr Trudeau said Canada needed to stabilise its population to give 'all levels of government time to catch up, time to make the necessary investments in health care, in housing, [and] in social services to accommodate more people in the future'. 'Even with the reductions starting in 2024, international migration accounted for all of the population growth in the first quarter of 2025,' Statistics Canada said. 'This was because natural increase (births minus deaths) was negative (-5,628), meaning that there were more deaths than births. This is consistent with an ageing population, a decreasing fertility rate and the higher numbers of deaths that typically occur during the winter months. Natural increase has been negative in every first quarter since 2022.' The abrupt shift in Canada's population growth has been driven by a decline in temporary residents. There were nearly 2.96 million temporary residents in Canada as of April 1, accounting for 7.1 per cent of the total population — down from a peak of 7.4 per cent in October. The number of temporary residents has dropped by 61,111 since the start of the year, led by a 53,669 fall in study permit holders. At the end of 2024, there were close to one million international students in Canada. The government in September imposed a cap on international students, aiming to slash the number of study visas issued by 300,000 by the end of 2026. It also restricted work permits for spouses of master's degree students and foreign workers. The number of people holding only a work permit remained at a high level of more than 1.45 million, after a slight fall of 5114 in the first quarter. 'Conversely, the number of asylum claimants, protected persons and related groups in the country increased for the 13th consecutive quarter, reaching a record high of 470,029 (+12,744) on April 1, 2025,' Statistics Canada notes. Mr Carney, who won election in April after vowing to address 'unsustainable' immigration, earlier this month proposed even tougher laws that would restrict some asylum claims and give authorities more power to suspend processing applications en masse. 'There's a lot of applications in the system,' Immigration Minister Lena Metlege Diab told CBC News. 'We need to act fairly, and treat people appropriately who really do need to claim asylum and who really do need to be protected to stay in Canada. We need to be more efficient in doing that. At the same time, Canadians demand that we have a system that works for everyone.' The Strong Borders Act would bar asylum claims made more than a year after the person first entered Canada. It would apply to anyone, including students and temporary residents, regardless of whether they left the country and returned. The bill would also require people entering Canada illegally from the US under the Safe Third Country Agreement to make an asylum claim within 14 days for it to be considered. MacroBusiness chief economist Leith van Onselen said Canada provided 'clear lessons here for Australia, where policymakers and the media continue to paint the housing crisis as a 'supply issue''. 'The latest State of the Housing Report from the National Housing Supply and Affordability Council (NHSAC) forecasts that Australia's cumulative housing shortage will worsen by 79,000 dwellings over five years,' van Onselen wrote on Tuesday. But he pointed out NHSAC's population forecasts were based on the Centre for Population's projections, 'which assume permanently high levels of immigration'. 'However, NHSAC's sensitivity analysis showed that if Australia's population grew by just 15 per cent less than forecast over the next five years, then the projected 79,000 housing shortage would turn into a 40,000 surplus,' he wrote. 'NHSAC's sensitivity analysis and Canada's experience are further evidence that cutting immigration is the only realistic solution to the housing shortage and rental crisis.' But Dr Bhanu Bhatia, lecturer in economics and business at Charles Darwin University, said that was a 'dangerous lesson to take'. 'These migration patterns that you see, in the background of that is also skills shortages,' she said. 'So if you try to control the housing [pressures] with this freeze, that then impacts our employment. Look what happened in Covid, how many shortages we saw in terms of labour. 'So I think it's a dangerous lesson. It's not going to solve our problems in the long term and it can also increase our problems in some other sectors and impact economic growth, impact our productivity, which are lagging anyway.' Dr Bhatia said in addition to skilled migration it was important to consider 'family migration and all those sorts of things'. 'If we try to freeze that, that's going to again not have a good impact on our society,' she said. 'So I think the solutions are more internal in terms of trying to build that housing capacity. We need to look at our labour force participation rate, so we're not reliant on overseas migration, how to do skills training. There are a lot of long-term structural issues the government needs to solve, rather than these short-term solutions about freezing migration. 'The migration numbers we have, they are led by a lot of economic and social logic that we shouldn't be tinkering with just to solve a housing problem.' Dr Bhatia said there was 'no denying' that overseas migration had contributed to the housing crisis but it was a 'bit of a distraction'. 'There's so many other factors — natural increases, internal migration. There's very poor planning that's been in place to accommodate [increase in demand],' she said. 'Covid was another big factor, it fuelled demand for single-family homes. Building approvals have not kept pace. It's all been driven by the market, but the government should have had some oversight in terms of how our numbers were growing, how our cities were growing, how we're going to plan for this future. It's just been very dependent on short-term fluctuations … completely profit-led.' Net overseas migration added 340,800 people to Australia's population in 2024 — or 931 new residents per day — according to figures last week from the Australian Bureau of Statistics (ABS). That's down from a peak of 555,800 in the 12 months to September 2023, and net overseas migration of 68,000 in the December 2024 quarter — after falling for five consecutive quarters — was about 7000 lower than Treasury's forecast due to fewer arrivals. The Albanese government has sought to rein in international student numbers, which make up the lion's share of Australia's net overseas migration, by increasing the student visa charge and implementing a range of integrity measures.
Fast Company
2 days ago
- General
- Fast Company
As Metro Detroit grows for a second year in a row, neighborhoods have shifted
Following decades of population loss, Detroit may finally be turning a corner. According to the U.S. Census Bureau's most recent estimates, the city saw an increase in population for both 2023 and 2024. An additional 11,000 people moved into the city in the years 2023 and 2024, a small gain in a city with a population of 645,705—but one which marked a symbolic shift. The census data shows just over 1% growth in the past year alone and 0.7% the year before compared with a nearly 25% loss between 2000 and 2010. As an urban sociologist studying issues related to race and ethnicity, I am interested in how Detroit's population is changing, and where different groups live in both the city and its suburbs. Analyzing population trends in the metro Detroit area using data from the U.S. Census Bureau, I wanted to understand how racial, ethnic and socioeconomic trends are unfolding, and what those changes can tell us about the evolution and vitality of Detroit. Black Detroiters relocate, city diversifies From 2010 to 2023, Detroit's racial and ethnic makeup continued to gradually diversify even as the city was declining in population. While Black residents are still the majority, their proportion of the total number fell from around 84% to 79%. Other groups, in contrast, increased their share of the city's population. Between 2010 and 2023, the percentage of Hispanic residents grew from 6.6% to 8.3%, the percentage of white residents grew from 8.2% to 10.7%, and the percentage of Asian residents grew from 1.3% to 1.7%. These shifts reflect a steady and ongoing diversification of Detroit's population, indicative of new migration trends and shifting neighborhood dynamics. Suburbs in flux In addition to Detroit's recent population growth, a broader story is unfolding in the city's suburbs. The population of the suburban area as a whole increased 0.73% from 2023 to 2024, but growth was not evenly spread. Collectively, the outer-ring suburbs gained almost 20,000 people, increasing by 1%. Communities such as the city of Troy and Macomb Township accounted for a significant share of that growth. Inner-ring suburbs, such as Southfield, Warren and others, grew less vigorously – gaining just 4,000 people, or 0.31%. These differences highlight the necessity of complicating the conventional city-versus-suburb narrative to acknowledge the many economic and racial divisions across the metropolitan region. The socioeconomic statuses of residents of the inner- and outer-ring suburbs diverged between 2000 and 2020. My analysis of census data shows that although both subregions witnessed increases in median household incomes, the rates of change were significantly higher in the outer-ring suburbs, with a 37.7% increase versus a 16.8% increase in the inner rings. The data shows a similar trend in higher education attainment. Outer ring suburbs gained 7.1% more residents with college degrees or higher during this period, while the inner suburbs lost 7.5%. Homeownership patterns in the two suburban regions also diverged over those two decades, increasing 18% in the outer rings and decreasing 10% in the inner rings. The data on poverty and immigration also reveal contrasting results. According to my calculations of census data, inner-ring suburbs experienced a 77% increase in poverty, while the outer ring experienced a lesser, though considerable, 50.8% bump in poverty during the 2000-2020 period. Meanwhile, during the same time period, the foreign-born populations in the outer suburbs expanded by 24.9%, with increases of at least 10,000 in places such as Sterling Heights, Novi and Canton. In contrast, the inner suburbs saw more modest gains—around 5,000 in cities such as Dearborn Heights and Warren—while their overall foreign-born share declined by nearly 20%. Together, the above trends highlight the necessity of not viewing the suburban area as a monolith. These patterns reflect national trends, in which many older, inner-ring suburbs are experiencing socioeconomic stagnation or decline while newer, outer-ring suburbs continue to attract more people who have higher incomes. Mixed neighborhoods grow Residential segregation also differentiates inner and outer suburban rings. Segregation levels remain high in the inner suburbs, especially between white and Black residents. While outer suburbs tend to be more integrated today, the rate of change there has been more modest over the past two decades. Social scientists measure segregation using a tool called the 'dissimilarity index.' The index represents the proportion of one group that would need to move to establish an equal distribution of the population based on their relative numbers. It ranges from 0 to 100. A score of 0 means equal distribution across neighborhoods, while a score of 100 means the two groups live in completely separate areas. From 2000 to 2020, white-Black segregation across the region decreased from 84.4% to 68.3% on the index, while white-Hispanic segregation decreased from 47.6% to 39.9%. Together, these numbers indicate a broader trend toward more integrated living patterns. In the inner-ring suburbs, segregation fell across the board. White-Black segregation went down by 15.6%; white-Asian and white-Hispanic segregation dropped even more, by 43.2% and 30.7%, respectively. These trends suggest that while the outer suburbs currently have lower levels of segregation, the inner suburbs are integrating more rapidly, reflecting shifting patterns of neighborhood change and increasing racial and ethnic diversity.
Yahoo
3 days ago
- Business
- Yahoo
Map shows how much your local area will grow in population by 2032
Population growth in the UK is believed to be slowing down due to a drop in migration, figures suggest. According to figures released in January by the Office for National Statistics (ONS), the population was projected to increase by 7.3% between mid-2022 and mid-2032. However, this has now been revised to the new figure of 5.9%, after the ONS said its short-term projections were 'running too high' due to a lack of net migration data. With migration being the main driver of population growth, the ONS has now adjusted its initial projection to the new figure of 5.9%. Areas like Ipswich in Suffolk and Gosport in Hampshire are projected to see drops in population – but some local areas in London will see an increase of 20%, or even up to 50%. James Robards, ONS head of population and household projections, said the latest changes reflect 'the challenge in projecting the path from unprecedented levels of international migration seen over recent years to a lower long-term average figure and the uncertainty over the speed of decrease'. The City of London is the area projected to have the fastest grown, with a projected population increase of 48.6% from mid-2022 to mid-2032. However, this reflects its small base population, growing from 11,457 to 17,023. Tower Hamlets in London follows closely, with an expected 20.4% rise. South Derbyshire is another high-growth areas, with a projected 19.2% increase, while Stratford-upon-Avon in Warwickshire is projected to see a 17.4% surge. Some 47 local authorities are projected to grow by at least 10% over the decade, according to the ONS. Use the interactive map below to tap on your area and find out more about its population. As of mid-2023, the UK's population stood at an estimated 68.3 million, according to the ONS. This represents an increase of 1% from the previous year. By mid-2027 – five year after the last estimates from the ONS – the population is projected to reach approximately 70.2 million, a rise of 2.6 million (3.8%). By mid-2032 it's expected to hit 72.5 million, an increase of 4.9 million (7.3%) from 2022. This growth is driven almost entirely by net migration, estimated at 4.9 million over the 10-year period, as natural change – births minus deaths – is projected to be close to zero, with a similar number of births and deaths in the UK. England is expected to see the fastest growth at 7.8%, followed by Wales (5.9%), Scotland (4.4%), and Northern Ireland (2.1%). The figures assume net migration stabilises at 340,000 per year from mid-2028, though the ONS cautions that actual migration levels may vary due to policy changes or unforeseen trends. City of London 48.6% (mid-2022 11,457; mid-2032 17,023) Tower Hamlets 20.4% (mid-2022 323,854; mid-2032 389,845) South Derbyshire 19.2% (mid-2022 111,145; mid-2032 132,463) Stratford-on-Avon 17.4% (mid-2022 138,573; mid-2032 162,678) North West Leicestershire 15.8% (mid-2022 107,666; mid-2032 124,628) South Norfolk 15.5% (mid-2022 144,617; mid-2032 166,982) Salford 15.2% (mid-2022 278,867; mid-2032 321,347) Tewkesbury 15.0% (mid-2022 97,032; mid-2032 111,619) Vale of White Horse 14.9% (mid-2022 142,335; mid-2032 163,566) Harborough 14.4% (mid-2022 100,550; mid-2032 115,004)
Yahoo
3 days ago
- Business
- Yahoo
Transit and Housing Boost Appeal and Affordability, Says REMAX Canada, Spotlighting Emerging Neighbourhoods
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. About the RE/MAX NetworkAs one of the leading global real estate franchisors, RE/MAX, LLC is a subsidiary of RE/MAX Holdings (NYSE: RMAX) with more than 140,000 agents in over 9,000 offices with a presence in more than 110 countries and territories. RE/MAX Canada refers to RE/MAX of Western Canada (1998), LLC, RE/MAX Ontario-Atlantic Canada, Inc., and RE/MAX Promotions, Inc., each of which are affiliates of RE/MAX, LLC. Nobody in the world sells more real estate than RE/MAX, as measured by residential transaction sides. RE/MAX was founded in 1973 by Dave and Gail Liniger, with an innovative, entrepreneurial culture affording its agents and franchisees the flexibility to operate their businesses with great independence. RE/MAX agents have lived, worked and served in their local communities for decades, raising millions of dollars every year for Children's Miracle Network Hospitals® and other charities. To learn more about RE/MAX, to search home listings or find an agent in your community, please visit For the latest news from RE/MAX Canada, please visit Forward looking statements This report includes "forward-looking statements" within the meaning of the "safe harbour" provisions of the United States Private Securities Litigation Reform Act of 1995. Forward-looking statements may be identified by the use of words such as "believe," "intend," "expect," "estimate," "plan," "outlook," "project," and other similar words and expressions that predict or indicate future events or trends that are not statements of historical matters. These forward-looking statements include statements regarding housing market conditions and the Company's results of operations, performance and growth. Forward-looking statements should not be read as guarantees of future performance or results. Forward-looking statements are based on information available at the time those statements are made and/or management's good faith belief as of that time with respect to future events and are subject to risks and uncertainties that could cause actual performance or results to differ materially from those expressed in or suggested by the forward-looking statements. These risks and uncertainties include (1) the global COVID-19 pandemic, which has impacted the Company and continues to pose significant and widespread risks to the Company's business, the Company's ability to successfully close the anticipated reacquisition and to integrate the reacquired regions into its business, (3) changes in the real estate market or interest rates and availability of financing, (4) changes in business and economic activity in general, (5) the Company's ability to attract and retain quality franchisees, (6) the Company's franchisees' ability to recruit and retain real estate agents and mortgage loan originators, (7) changes in laws and regulations, (8) the Company's ability to enhance, market, and protect the RE/MAX and Motto Mortgage brands, (9) the Company's ability to implement its technology initiatives, and (10) fluctuations in foreign currency exchange rates, and those risks and uncertainties described in the sections entitled "Risk Factors" and "Management's Discussion and Analysis of Financial Condition and Results of Operations" in the most recent Annual Report on Form 10-K and Quarterly Reports on Form 10-Q filed with the Securities and Exchange Commission ("SEC") and similar disclosures in subsequent periodic and current reports filed with the SEC, which are available on the investor relations page of the Company's website at and on the SEC website at Readers are cautioned not to place undue reliance on forward-looking statements, which speak only as of the date on which they are made. Except as required by law, the Company does not intend, and undertakes no duty, to update this information to reflect future events or circumstances. SOURCE RE/MAX Canada View original content to download multimedia:
