INVESTOR REPORT 2022 INVESTING IN HAMILTON REAL ESTATE
GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 2 WHAT’S INSIDE… WHO ARE WE? WHY INVEST IN HAMILTON? GROWTH PLAN AND DEVELOPMENT HAMILTONZONING WEST HAMILTON CENTRE HAMILTON EAST HAMILTON MOUNTAIN HERE’S A MAP OF HAMILTON’S NEIGHBOURHOODS WHAT DO YOU GET FOR YOUR MONEY IN HAMILTO N? PRICE RANGE A: $300,000 $400,000 PRICE RANGE B: $400,000 - $500,000 PRICE RANGE C: $500,000 $600,000 PRICE RANGE D: $600,000 $800,000 PRICE RANGE E: $800,000 $1,000,000 PRICE RANGE F: $1,000,000+ HELPING INVESTORS LIKE YOU… COMMUNITY INFORMATION HERE’S THREE THINGS YOU CAN DO NEXT… THANKS FOR READING THE GUIDE!
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If you haven’t already been to TheHeddleGroup.ca , check it out. You can browse all of the current homes for sale in Hamilton, plus you can watch our video reviews of the newest listings, updat ed daily. And be sure to like The Heddle Group on Facebook and follow us on Instagram! Let’s see how we can help you!
In this guide, you’ll find pictures of properties that represent the different house styles and neighbourhoods you’ll find in Hamilton. The neighbourhoods have details on what to expect in terms of demographics, a verage rents, vacancy rates etc. All the information a savvy investor would want to know when determining where to invest!
This guide also includes a helpful map outlining the region and some community information and numbers. We hope you enjoy this guide as much as we enjoyed making it for you.
Mike Heddle Hon. B. Comm. Shawna Connelly, Hon. B. Comm. Team Leader, The Heddle Group Sales Partner, The Heddle Group Royal LePage State Realty, Brokerage Royal LePage State Realty, Brokerage YOUR GUIDE TO INVESTING IN HAMILTON
We don’t treat our clients as a simple transaction ; we take pride in providing a consultant’s approach to buying and selling real estate to help our clients build generational wealth. The process does not just simply begin and end once the sale is complete. We are there throughout the entire journey, genuinely looking to guide and help you every step of the way. Our mission is “t o provide a fresh approach in delivering outstanding results, while providing a 5 star experience worth telling your friends and family about.”
Here’s our team, The Heddle Group. You may have heard of us. We do a lot of business in Hamilton. In fact, we’re ranked in the top 1% n ationally within Royal LePage consistently , while providing outstanding results for our wonderful clients!
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O ur team consists of five sales partners and an administrative team, who all bring different areas expertise, skill, and professionalism to the table to build a world class team! We take great pride in being a member of the Heddle Group, it is a name that has become associated with a fantastic reputation and brand throughout the Hamilton area, and we don’t take that lightly!
WHO ARE WE?
Located on the western shore of Lake Ontario, roughly 80 kilometres southwest of Toronto, Hamilton wants to be “the best place to raise a child and age successfully.” Hamilton has a population just over half a million residents, and for this reason, there are several good neighbourhoods, as well as the downtown core that feature walkable areas with restaurants and entertainment. The GO Train Confederation expansion line is expected to begin operating more regularly shortly; currently it moves passengers from Hamilton to the Niagara Region, but only seasonally. This new addition will help to ease some pressure on Hamilton’s tightening market, by spreading demand out into the Niagara Hamiltonregion. is a city that has benefited immensely from the boom in Toronto as not only are people moving to other locales within the Greater Toronto Area, like Hamilton, but the businesses, artists, and restauranteurs are moving as well. Sources advise you can enjoy fine dining and entertainment at a reasonable price from chefs who have relocated, and you will not have difficulty finding the parking to do so. After your meal, you can participate in an Art Crawl along James Street North, which is part of a revitalization effort in the downtown core. As these creative industries grow in Hamilton, events in the city increase as well. One example is the twice monthly Art Crawl that turns into the SuperCrawl every fall, attracting approximately 200,000 visitors annually.
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GDP/ECONOMIC HEALTH
Hamilton has reinvented itself as a service region, particularly for health sciences and education. Research focused healthcare is now the city’s biggest employer, while education continues to be a fast growing employment opportunity. McMaster University and St. Joseph’s Healthcare have won global awards and recognition for their research capabilities. Annually, more than $200 million in research revenue is coming into Hamilton. The community actively seeks out partnerships with private companies to sell locally created products and services in the global market.
According to the National Bank of Canada, Hamilton enjoyed the largest economic “upswing” in all of Canada in 2017, at 5.1 per cent. The city is situated within the most densely populated corridor of economic activity in Canada. Hamilton’s location provides businesses with easy access to a network of highways, international rail lines, local air connections, and the port of Hamilton. Many key urban markets in the United States are within a half day’s drive from Hamilton.
On February 1, 2018, Swoop Airlines announced Hamilton as its hub. The new ultra low cost carrier, owned by WestJet, has announced that beginning on June 20, 2018, there will be six flights weekly between Abbotsford, British Columbia and Hamilton, and six flights weekly between Halifax, Nova Scotia and Hamilton. Additional service to the cities of Edmonton, Alberta, and Winnipeg, Manitoba begins one week later. “For years, Hamilton has been home to Canada’s top multimodal cargo airport,” said Hamilton Mayor, Fred Eisenberger. “Now we are home to Canada’s fastest growing airport, because of new investments like today’s announcement of the new ultra low cost carrier, Swoop”.
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POPULATION
EMPLOYMENT
2017 saw excellent growth in full time jobs. While an equitable number of both full and part time jobs were lost by the end of the year, the overall number of full time jobs remained at historically high levels. Fourth quarter gains in employment, of almost seven per cent year over year, were documented. There is fresh speculation in the media that steelmaking may return to the community as the new owners of Stelco are making overtures to stabilize the existing facility rather than continuing previous plans to shut down the plant. Overall, 63 per cent of Hamilton’s eligible population is participating in the labour force, which is on par with REIN’s other Top Ten Ontario communities, as is the unemployment rate. The median income for Hamilton, as of the 2016 census, was within the range of incomes observed across Ontario, at approximately $88,000.
Downtown Hamilton has been identified as an urban growth centre in the provincial government’s Greater Golden Horseshoe Growth Plan, which dictates urban planning and densification measures. Specific minimum density targets for people and jobs in the major transit areas have been stipulated in the plan. The median age in Hamilton is approximately 41.5, which is slightly above the provincial and national averages, and is in the top 50 per cent of the Top Ten Towns and Cities in Ontario. The population experienced a growth rate between 2011 and 2016 of just over three per cent. While this number is below many of the other communities discussed here, the reader is cautioned that the rapid growth experienced in some towns in Ontario can distort our perception of less spectacular data. A city’s population size plays a role in the percentage growth.
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“Omicron Variant emergence may extend period of unusually strong real estate markets”
While some believe that housing is now overvalued, signals point to a level of demand that will continue to outpace inventory, keeping prices rising on a steep upward trajectory,” said Phil Soper, president and CEO, Royal LePage. “That said, I do expect to see price appreciation ease from the unhealthy levels that we have been grappling with over the last 18 months.”
Pent up demand not addressed in 2021 is expected to continue through the normally quiet winter season and spill over into the spring market of 2022. In addition, the federal government’s plan to increase immigration levels will bring a surge of new demand, particularly in large urban centres.
Royal LePage: Canada’s National Aggregate Home Price Forecast to rise 10.5% by the end of 2022
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Following more than a year of record price appreciation across the country, Canadian home values are expected to rise strongly again in 2022, however at a slower pace compared to 2021. Pent up demand from buyers who were unable to transact in 2021, coupled with the growing need for shelter from new household formation and newcomers to Canada, will continue to put upward price pressure on a market suffering from a chronic supply shortage. According to the Royal LePage Market Survey Forecast, the aggregate[1] price of a home in Canada is set to rise 10.5 per cent year over year to $859,700 in 2022, with the median price of a single family detached property and condominium projected to increase 11.0 per cent and 8.0 per cent to $918,000 and $594,000, ”Trespectivelyhelackof housing supply in Canada is a very real issue; one that cannot be solved overnight.
Soper noted that Canada’s strong economy, healthy full time employment trends, and paradoxically, the emergence of a new coronavirus variant, should all contribute to the strength of the country’s real estate market.
From a public safety standpoint, real estate brokerages and their professionals in the field are by now well versed in the safety protocols necessary to ensure the buying and selling process is safe for their
Whileclients.pandemic related lockdowns and a mandate to work remotely drove up demand for larger homes with outdoor space from buyers who might typically have purchased condominiums, the property segment has rebounded as affordability wanes in the middle and upper ends of the market.
“Demand for condos has picked up significantly in recent months, especially in major cities like Toronto and Montreal,” said Karen Yolevski, chief operating officer, Royal LePage Real Estate Services Ltd. “The price appreciation gap between condominiums and detached properties is narrowing. This trend will continue in 2022, as entry level buyers are priced out of more expensive property segments, and the revival of the downtown core continues. Young professionals and those seeking a vibrant entertainment scene generally gravitate to the city lifestyle.”
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“While the emergence of another COVID 19 variant is disheartening, we can’t ignore its probable impact on our nation’s real estate market,” said Soper. “It is hard to imagine that the Bank of Canada will begin the inevitable campaign to dampen inflation through higher rates with much still to be learned about Omicron and cases on the rise again. Employers may back off plans to mandate a return to the office, sustaining the hyper focus on the importance of the home as a place to both live and work. And, normal travel and entertainment will again be curtailed, continuing the household cash stockpiling trend that has defined the pandemic era.
“All of these economic variables have been shown to stimulate housing activity,” Soper continued. “Many of those looking to purchase a home, whether their first, an upgrade, or a recreational property, stand able to take advantage of increased savings and record low interest rates.”
Those who have been unable to transact are expected to return to the market in the new year, ahead of an expected increase to interest rates. “While Omicron appears certain to delay the inevitable, monetary policy will eventually tighten in the face of uncomfortably high inflation,” said Soper. “When policy makers signal that a rate hike is on the way, we expect a pull ahead effect, with buyers rushing to market before borrowing costs increase materially. Those who have pre qualified with lower mortgage rates will also be under time constraints to transact.”
The Hamilton City Council has developed an intensive Strategic Plan for 2016-2025 to continue the forward development and ensure it remains growing to provide the best possible circumstances for its people.
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3
GROWTH PLAN & DEVELOPMENT
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GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 15 ZONING4
The best way to confirm what zone your property is in, or to see if your property is recognized as a legal multi unit property, is to order a ‘Zoning Verification’ through the City of Hamilton. Here, you can see an example of what this form looks like. This can also tell you if your proposed use is allowed in the current zone (for example, you have a duplex and want to legally convert into a triplex). Verifying with the city is always the best way to confirm if your plans for the property are allowable. This form will also tell you if there are any outstanding building permits on the property or zoning violations. All very important information when purchasing an investment property!
The zoning of a property determines the legal recognized use of that property. It is important to note that zoning differs from property to property. Having a use permitted on one property, does not necessarily mean it is permitted on another, even if that property is right next door! Zoning regulates where structures can be located, what types of buildings are permitted on any given lot, even lot sizes and parking requirements.
What is Zoning?
What does ‘Legally Established Non Conforming’ mean?
This term is a fancy way of saying ‘grandfathered’. This means a use on a property complied with the by laws at the time but does not comply with the current zoning regulations. The use can remain allowed, if use has been continuous. Overtime, by laws change, and what was once allowed in a specific area, may not be allowed anymore, so having this ‘legal non confirming’ status, means you can continue to operate legally provided you do not change the current use of the property.
How do I know what zone my property is in?
GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 16 HAMILTON WEST | Lifestyle Mature, treelined streets and a warm tight knit community feeling with great schools and walkability The west end consists of a large population of young couples and singles which makes this neighbourhood all about lifestyle. | Vacancy Rates5 (2020) 1 Bedroom 4.3% 2 Bedroom 4.6% 3+ Bedroom 2.9% | Average Market Rents6 (2021) 1 Bedroom $1,808 2 Bedroom $2,185 3+ Bedroom $2,747 |Average Sale Price7 (2021) Average $696,677 / Median $631,554 | Investment Property Strategy Student Rentals, Multi Units, Rehab
The west end of Hamilton has been desired for many years and continues to be one of the most desired pockets in the city! Locke St. continues to be the window shopping Mecca for boutique shops and has become a popular scene for coffee shops, health food stores and antique stores! With such proximity to McMaster University, McMaster Innovation Park, and St. Joe’s Hospital, the Health Sciences and Education sectors largely employ residents of this community. This area of the city offers fantastic walkability but also plenty of other transportation options, such as, the newly constructed West Harbour GO Train station, which will get you to Union Station in under an hour! This area in the city also features Hamilton’s Waterfront community, Hamilton Yacht Club, and boat access to Lake Ontario Residents in this pocket of the city have the convenience of downtown living coupled with the historic charm Hamilton is known for! This neighbourhood features a variety of housing styles, including newly constructed condos, detached heritage homes and anything in between.
Most properties in this area are converted to rentals, but a large portion of owner occupied homes remain, especially as you get closer to the escarpment. The mature tree lined streets make this area of the city desirable for both homeowners and tenants. Employment
The bulk of the population in Hamilton West are in the 20 44 year old age groups. The west end features great schools and walkability, which makes this neighbourhood all about the lifestyle.
The west end of the city is home to 2 of Hamilton’s 5 hospitals, making the Hamilton Health Sciences one of the largest employers, along with McMaster University. Most of the population work in white collar jobs with an average household income of $77,579
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Age Distribution
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DemographicsWEST:
Ownership
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HAMILTON
HAMILTON CENTRE
| Lifestyle New condos and developments popping up on every corner. Hamilton Centre mixes the old with the new. Expect some spectacular curb appeal as may Victorian style homes are being completely renovated to appeal to the millennial generation that’s moving in! | Schools
The heart of the city! This part of Hamilton lies between Hamilton Harbour and the Escarpment (Mountain) and between James on the West and Kenilworth on the East. It includes traditionally working class neighbourhoods such as the North End, Beasley and Corktown, and several other neighbourhoods East of downtown on both sides of Barton and Main Street. Hamilton's North End, has a rich history as a rough working class neighbourhood popular with Irish, Scottish and Eastern Europeans immigrants over the years, who worked in the nearby factories and docks. Corktown is the area settled by the Irish, on the Southeast side of downtown. At The Delta, where East West Main Street and King St intersect, and around Gage Park, are the communities of Blakely, Stipley, Crown Point, and Delta. For the sports fans, there is the brand new Tim Hortons Field, known as the host of the Pan Am 2015 soccer games and more famously known as the home to the city’s CFL Tiger Cats.
/ Median $560,166 | Investment
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Numerous elementary schools, Bernie Custis Secondary School.
| Vacancy
1 Bedroom 4.5% 2 Bedroom 4.7% 3+ Bedroom 4.1% | Average Market Rents6 (2021) 1 Bedroom $1,591 2 Bedroom $2,015 3+ Bedroom $2,255 | Average Sale Price7 (2021) Average
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| Transportation HSR Public transit | Employment Sales, service sector, blue collar jobs, business & administration occupations. Investment Property Strategy Multi Units, Rehab | New condos and developments popping up on every corner. Hamilton Centre mixes the old with the new. Expect some spectacular curb appeal as many Victorian style homes are being completely renovated to appeal to the millennial generation that’s moving in! Rates5 (2020) $612,979 Property Strategy Multi Units,
Rehab
Age Distribution
The majority of properties in this area are converted to rentals but a large portion of owner occupied homes remain, especially as you get closer to the escarpment in our St. Clair neighbourhood. The mature tree lined streets make this area of the city desirable for both homeowners and tenants. Employment Trades and sales/service industries are the largest employment sectors for this area of the city. This community has a mix of white and blue collar jobs with an average household income of $68,249.
DemographicsCENTRE:
Ownership
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The bulk of the population in Hamilton Centre are in the 20 44 year old age groups with a large portion also between the ages of 45 54 years of age. This is changing though, with a large portion of homes being completely renovated to appeal to the millennial generation that’s moving in!
HAMILTON
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HAMILTON EAST Hamilton | Lifestyle Hamilton East mixes the old with the new. The charm and walkability of this neighbourhood is what attracts GTA buyers who want to stretch their dollar!
| Vacancy Rates5 (2020) 1 Bedroom 3.3% 2 Bedroom 1.8% 3+ Bedroom **% | Average Market Rents6 (2021) 1 Bedroom $1,422 2 Bedroom $1,859 3+ Bedroom $2,444 | Average Sale Price7 (2021) Average $643,621 / Median $621,155 | Investment Property Strategy Multi Units, Rehab, Single Family
The East end reflects the soul of Hamilton! This area is one of the city’s Business Improvement Areas which is allowing for increased revival as independent shops, restaurants, artists, and décor enthusiasts re discover the charm areas such, as Ottawa St., have to offer! This area has extensive recreational opportunities, ranging from parklands along the Niagara Escarpment, including the Escarpment Rail Trail and Gage Park! For the foodies, this area is the host of ‘Sew Hungry’, Canada’s largest Food Truck Rally, a street festival where each food truck can showcase their menus and contribute to a thriving retail environment.
EAST
The East end is filled with mom and pop shops, family oriented activities, such as, recreation centres, parks, and trails! Affordability and variety are the two major players in this area of the city, with price points lower than the west end. This area of the city is attracting a lot of attention from GTA buyers who are looking to get more bang for their buck.
Most properties in this area are owned but a large portion of rental properties are popping up more and more frequently. The smaller nature of these homes doesn’t allow for much more than a single family rental or a duplex rental. The lower price point and increasing transportation accessibility make this area desirable for both homeowners and tenants alike. | Employment Trade jobs and business & admin occupations are the largest employment sectors for this area of the city. This community has a mix of white and blue collar jobs with an average household income of $83,366.
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Ownership
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DemographicsEAST:
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HAMILTON
Age Distribution
The bulk of the population in Hamilton East are in the 20 44 year old age groups with the bulk portion between the ages of 30 44 years of age. There is a large population of empty nesters in this area of the city as smaller homes are common here vs. the larger 2.5 storey homes found in the west end.
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HAMILTON MOUNTAIN
comfortable inner ring suburbs for
the hustle and
of downtown communities. | Vacancy Rates5 (2020) 1 Bedroom 2.7% 2 Bedroom 4.2% 3+ Bedroom 2.8% | Average Market Rents6 (2021) 1 Bedroom $1,626 2 Bedroom $1,931 3+ Bedroom $2,572 | Average Sale Price7 (2021) Average $763,467 / Median $741,910 | Investment Property Strategy Multi Units, Rehab, Single Family
The Mountain offers many options of neighbourhoods for those looking for a quieter lifestyle. You have great old world charm in the Westcliffe neighbourhood or new construction homes as you head South East to the Valley Park neighbourhood! No matter where you are on the mountain, you will have quick connections to the 403 or QEW via the Lincoln Alexander Parkway, making the mountain a great option for those purchaser’s commuting in and out of the city. This area is full of fantastic trails, escarpment views, and enough waterfalls to give Hamilton the title of ‘waterfall capital of the world’! In the centre, you will find Mohawk College, Limeridge shopping mall and the newly rebuilt Juravinski Hospital. Most homes here were built in the late 50’s/early 60’s, making them great contenders to the addition of in law suites for those looking to add value or accommodate extended families.
HAMILTON MOUNTAIN Hamilton many those who don’t desire bustle
| Lifestyle Hamilton Mountain offers
Ownership
Most properties in this area are owned, but a large portion of rental properties are popping up more and more frequently. A large portion of the homes on Hamilton Mountain are great candidates for the addition of an in law suite, given the comfortable basement ceiling heights and side entrances. There is a small population of student rentals near Mohawk College located in this neighbourhood as well.
DemographicsMOUNTAIN:
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| Employment Occupations in sales, education and government services are the largest employment sectors for this area of the city. This community has a large portion of white collar jobs with an average household income of $90,099.
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The bulk of the population on Hamilton Mountain is evenly distributed between 20 64 years old. Basically, there is a wide variety of demographics in this area of the city given the diverse selection of homes and price points, all with varying characteristics to tailor best to your lifestyle.
Age Distribution
GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 24 MAP OF HAMILTON Hamilton West Hamilton Centre 1 1 McMaster University West Harbour GO Train32 Mohawk College 4 Ottawa St. Shopping District 2 3 Albion5 Falls56 Gage Park EastHamilton 4 6Hamilton Mountain Key Investment Neighbourhoods
Generally, in the southwest quadrant of the downtown core, you’re looking at a condo apartment in this price range, likely with condo fees in the higher range. As you move further east in the downtown area, you may find some decrepit homes for sale, however the value will be in the land for most of these homes.
- $400,000
1 or 2 bedroom unit in a co op building is feasible on Hamilton Mountain Financing for a co op is not traditional, and advice from a mortgage professional is recommended.
Durand Corktown Corktown
A smaller 1 bedroom condo in a higher density building will be on the lower end of this price bracket The unit may need some cosmetic upgrades and fees will range around $500+
1 or 2 bedroom condo with monthly condo fees ranging from $$700 $1,000 per month. Some older buildings will lack amenities while newer buildings will feature party rooms, exercise rooms etc…
$300,000
Hamilton Mountain Value is in the land is any detached home in this price range. Lot sizes in this neighbourhood range from 25 ft. frontage 35 ft. frontage with the odd double lot, although very rare.
Crown Point
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What do you get for your money?
A small 2BR back to back condo townhome on the mountain is attainable in this price range! It will likely need some TLC but offers great value if you are able to update the home. Most units in this range will not have attached garages & parking will be in a communal lot.
Hamilton Mountain Homeside
What do you get for your money?
1 or 2 bedroom condo with monthly condo fees ranging from $300 $700 per month in one of Hamilton’s newer condo buildings. These buildings likely feature amenities such as underground parking, party rooms, exercise rooms etc…
A small single family detached home with 2 3 bedrooms that will require updates in the further eat neighbourhoods in the City. Most homes here are bungalows or 1.5 storey style homes with decent size yards and private parking for 1 vehicle.
Strathcona
Corktown
- $500,000
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$400,000
A row house in the west end of the downtown core with likely less than 1,000 sq.ft. and no parking. Some row homes will have parking via laneway in the back, but not always. Updates will likely be required in this area in this price range.
While a very competitive price range, you can find some great gems in this price range across the city so long as you are prepared to invest in some renovations & upgrades both on the interior and exterior. You will be able to find a detached home in certain neighbourhoods in this price range with great potential.
Hamilton Mountain
A 2 3BR single family home with a good size lot ranging in size from 800 1,000 sq.ft. Most homes in this mature neighbourhood will be well maintained but cosmetic updates may be required in this price range. Some may feature separate entrance for basement in law suite.
Moving into this price range, you will have a lot more turnkey options to choose from! Most will likely be single family homes in great neighbourhoods, however there are also options for dated detached homes that offer in law potential in this price range. Smaller but updated homes make the bulk of inventory in this price range. A semi detached property in this neighbourhood is attainable in this price range but be prepared for cosmetic upgrades. Most homes here are solid brick, allowing for great curb appeal! Parking will likely be street parking only.
3 bedroom updated townhome between 1,000 1,300 sq.ft. with private parking and attached garage. These townhomes are likely going to be under condo ownership with fees ranging from $300 $500 per month.
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BeasleyHomeside
A turnkey 3BR property in great neighbourhoods focused in the centre of Hamilton are possible in this range! These properties are typically 800 1,200 sq.ft. but may not have private parking. These properties will likely not have favourable basement height for a 2nd unit.
Bartonville
$500,000 - $600,000
What do you get for your money?
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What do you get for your money?
Bayfront
This price range will be your entry level price point into some of Hamilton’s most desirable pockets. You will be able to start your investment portfolio with a duplex in this price range in good neighbourhoods. Our student rental market will become a viable option as well with properties selling between this price range around McMaster University for 5 7 bedrooms. The upper end of this price bracket represents the average price in Hamilton.
A 3 4 bedroom newer construction single family townhome with a good size lot ranging in size from 1,300 1,800 sq.ft. These homes will be focused in the east mountain neighbourhoods of Hamilton and into Stoney Creek, which offer great family friendly neighbourhoods.
LansdaleTrinity
PRICE RANGE 6: $600,000 - $800,000
D
Westdale
You can find some great cash flowing investment properties in our student rental market near McMaster University, likely with 5 6 bedrooms and located no more than a 10 min. walk to campus. The vacancy rate here will be VERY low. A turnkey, move in ready duplex in a great neighbourhood, close to the downtown core. This price range will allow you to diversify your investment portfolio with multi unit properties up to 2 units.
A 3 bedroom brick, single family home with a parking and ranging in size from 1,300 1,800 sq.ft. These homes offer tons of character and will be completely turnkey in this price range. Will be walking distance to all the downtown hotspots and waterfront community.
A turnkey detached home 3 4BR with in law suite in A+ neighbourhoods to build your portfolio. These properties likely feature a 3BR unit on the main floor and a 1 or 2BR unit in the basement. Plenty of parking, yard space and even detached garages.
St. Clair
A turnkey detached home with an in law suite to build your portfolio. These properties likely feature a 2 or 3 bedroom unit on the main floor and a 1 or 2 bedroom unit in the basement. Plenty of parking and yard space.
What do you get for your money?
This price range is all about larger detached homes in fantastic neighbourhoods or higher density multi units to add to your portfolio. You get more of everything more square footage, more land, more upgrades etc… You will have plenty of options in our more mature neighbourhoods, either downtown with great walkability or on the outskirts in Dundas or Ancaster. You can get a newer freehold townhome in desirable Ancaster, 1,500 1,800 sq.ft. with updated finishes. Some will even back onto greenspace and most homes have plenty of parking and attached garages. You will find plenty of good options in this price range for multi unit investment properties. You will be able to find a property that needs work with higher density of units (3 4). Depending on location, you may be able to get a more turnkey option for a 3 unit property.
Gibson/Stipley
Hamilton Mountain
E6
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PRICE RANGE :
$800,000 -
$1,000,000
Ancaster
Large, detached homes full of character will be found in this price point. These homes will be situated in mature neighbourhoods with large lots, likely backing onto greenspace or even waterfalls. Parking is never a problem with large grandiose driveways on these homes.
PRICE RANGE F6
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Westdale
Nothing will be off limits once you cross into the $1 million mark. You can find properties in mature neighbourhoods with conservation nearby or rural properties with acres of land, whichever suits you best! You can also find investment properties featuring 5 units or more to add to your portfolio and generate some great returns and steady cash flow.
Larger updated detached homes between 2,500 3,000 sq.ft., just outside the city will become attainable in this price point. With more families working remotely, more homeowners are opting to move a bit more rural and enjoy nature! Rural Moderate sized detached homes with double car garages in the Meadowlands neighbourhood can be found in this price range. Built by quality builders and range between 1,500 3,000 sq.ft. for this price range. All major amenities and shopping centres are just around the corner here.
$1,000,000+
Purpose built multi units will be found in this price range. Most purpose built buildings are focused on the mountain, but plenty of retrofit options can be found downtown. Just be careful to analyze financials in this price point as sometimes the rents do not support a strong cash flow position.
Hamilton Mountain :
Meadowlands
What do you get for your money?
'LIVING IN TORONTO
GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 31
HELPING INVESTORS LIKE YOU…
Excellent team! Living in Toronto wasn't a problem at all while investing in Hamilton with the support of the Heddle Group! Mike created a great first impression, that was nothing but confirmed by Shawna: a very responsive, positive, and knowledgeable professional, that helped us through each step of our purchase. We sincerely recommend them!
WASN’T A PROBLEM AT ALL WHILE INVESTING IN HAMILTON’
‘NICOLE TRULY WENT ABOVE AND BEYOND TO FIND THE PERFECT PLACE FOR US’
We were relocating our family to Hamilton and reached out to The Heddle Group for some help. They quickly put us in contact with Nicole and once we had our first meeting with her, we knew we came to the right place. Nicole is an outstanding and professional realtor with years of experience and a background in business. Being outside of the GTA for a while, we forgot how competitive the housing market can be, I can say for certain that we would not be able to find the house we were looking for and close on it without Nicole, she truly went above and beyond to find the perfect home for us. Nicole works tirelessly to find, organize, show listings, and professionally evaluate properties and put together strategic offers to close on listings. I would highly recommend Nicole to help find your next home or investment property!
‘WE HAVE NEW TRUSTED FRIENDS’
We strongly will recommend Shawna to anyone in need of an agent. Shawna alerted us to [the subject property] immediately after it came on the market, and we put in a no condition offer after viewing it. On Good Friday she spent two hours with us and the contractor at the house on a visit even through it was a statutory holiday. Shawna gave us great advice. Her investment background certainly made a difference.
‘FULL OF KNOWLEDGE, GUIDANCE AND MOST IMPORTANTLY PATIENCE’
‘WE RECOMMEND SHAWNA TO ANYONE IN NEED OF AN AGENT’
Having purchased several homes and a cottage over the last decade, our only regret is that we had not found and hired Mike Heddle and his incredible team before now! From our initial meeting where he provided an incredible amount of data explaining step by step how they arrive at the listing price, to his talented photographers and overall professionalism, they over delivered. We had never met and now after selling the house for over asking (in just under two days no less) we feel like we have new trusted friends. Highly responsive, with a viewing booking system that is user friendly and allowed us to control how and when people could come to our home during Covid with all the safety protocols adhered to, gave us peace of mind. There really is value with Mike and his team and the fact that they are very humble about this, to us, says everything. Trust, comfort, integrity, and professionals, we are new raving fans!!
Wonderful real estate team, full of knowledge, guidance and most importantly patience. I really felt that no question was a dumb question, as they mentored me through a real estate investment. I would highly recommend The Heddle Group to anybody seeking a similar purchase.
GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 32
GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 33 COMMUNITY INFORMATION Civic Contacts The City of Hamilton Fire (EmergencyDepartmentCall 911) Hamilton General Hospital Hamilton Chamber of Commerce HamiltonTransportationGOCentre (Bus & Rail) AlectraHydroUtilitiesOne(Hydro & Water) Union Gas LandlordOther Tenant Board 905 546 2489 905-546 -3333 905 521 2100 905 522 1151 416-869 -3200 1 888 664 9376 905 522 9200 1 888 774 3111 1 888 332 3234 | www.hamilton.ca | www.GoTransit.com | www.hydroone.com | www.alectrautilities.com | www.uniongas.com | www.SJTO.gov.on.ca/LTB
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GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 34
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Thanks for reading our Guide to Investing in Hamilton. By now, we hope you have a better sense of what your money will get you in Hamilton, as well as some insight about the different neighbourhoods in the city. If you’re wondering what else you can do take gather information, or next steps you can take, here are some suggestions: Sign Up for Our MONTHLY NEWSLETTER
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GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 35
THANKS FOR you enjoyed guide as much as we enjoyed putting it together for ever want to experience the City of Hamilton in person, give a call here at the office… take good care of you! Contact at: Phone:Investing@theheddlegroup.ca(905)5747441
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READING THE GUIDE! We hope
7 RAHB REALTORS® Release 2020 Year End Statistics: RAHB Market Exceeds Expectations. (n.d.). Retrieved from https://www.rahb.ca/rahb realtors release 2020 year end statistics/ 8 Geowarehouse
GUIDE TO INVESTING IN HAMILTON The Heddle Group | TheHeddleGroup.ca | 905 574 7441 36 REFERENCE LIST
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3 Hamilton. (2017, October 16). Our Commitment to Our Community. Retrieved from https://www.hamilton.ca/government information/trust and confidence report/our commitment our community 4 Hamilton. (2014, November 25). Zoning Verification and Property Report Application. Retrieved from https://www.hamilton.ca/starting small business/one stop business/zoning verification and property report application 5 Housing Market Information Portal. (n.d.). Retrieved from https://www03.cmhc schl.gc.ca/hmip pimh/en#Profile/1/1/Canada
Campbell, D., & Hunt, J. (2018). Rein Top 10 Ontario Towns and Cities. Langley, BC: REIN. 2 Royal LePage: Canada’s national aggregate home price forecast to rise 10.5% by the end of 2022 (2022). Retrieved from https://www.royallepage.ca/en/realestate/news/royal lepage canadas national aggregate home price forecast to rise 10 5 by the end of 2022/
6 Multiple Listing Service Data