INVESTOR REPORT INVESTING IN HAMILTON REAL ESTATE
GUIDE TO INVESTING IN HAMILTON
WHAT’S INSIDE… WHO ARE WE? WHY INVEST IN HAMILTON? GROWTH PLAN AND DEVELOPMENT ZONING HAMILTON WEST HAMILTON CENTRE HAMILTON EAST HAMILTON MOUNTAIN HERE’S A MAP OF HAMILTON’S NEIGHBOURHOODS WHAT DO YOU GET FOR YOUR MONEY IN HAMILTON? 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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GUIDE TO INVESTING IN HAMILTON
YOUR GUIDE TO INVESTING IN HAMILTON 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, average 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. 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, updated daily. And be sure to like The Heddle Group on Facebook and follow us on Instagram! Let’s see how we can help you!
Mike Heddle Hon. B. Comm. Team Leader, The Heddle Group Royal LePage State Realty, Brokerage
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GUIDE TO INVESTING IN HAMILTON
WHO ARE WE? 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% nationally within Royal LePage consistently, while providing outstanding results for our wonderful clients!
Our team consists of six 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! We don’t treat our clients as a simple transaction; we take pride in providing a consultants 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 “to provide a fresh approach in delivering outstanding results, while providing a 5-star experience worth telling your friends and family about.”
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GUIDE TO INVESTING IN HAMILTON
WHY INVEST IN HAMILTON?
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REIN Top 10 Ontario Towns and Cities (2018 – 2023) 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 region. Hamilton 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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GUIDE TO INVESTING IN HAMILTON GDP/ECONOMIC HEALTH
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. 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. 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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GUIDE TO INVESTING IN HAMILTON 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.
POPULATION
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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GUIDE TO INVESTING IN HAMILTON
Low inventory and strong demand expected to continue driving Hamilton’s real estate market in 2021
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“Region sees double digit gains in home prices in 2020” According to the Royal LePage House Price Survey the aggregate price of a home in Hamilton increased 15.3 per cent year-over-year to $659,409 in the fourth quarter of 2020. During that same period, the median price of a two-storey home increased 17.1 per cent to $698,511, while the median price of a bungalow increased 11.8 per cent to $604,827, and the median price of a condominium increased 0.7 per cent to $381,008. “Multiple-offer scenarios have become commonplace and buyers are offering tens of thousands of dollars above the asking price to secure deals,” said Joe Ferrante, broker of record, Royal LePage State Realty. “I expect this trend to continue well into 2021. With inventory at an all-time low, some sellers held off on listing their properties in 2020 on account of having little or no purchase options.” Ferrante added that the rental market has become quite competitive as well, as many of those who cannot find a property to purchase are renting for the time being. “The severe lack of inventory is causing first-time buyers, who want to take advantage of low borrowing rates, to be priced out of the market. These buyer hopefuls now find themselves competing for rental properties instead,” said Ferrante. Ferrante noted that while interest rates are low and consumer confidence is strong, single-family home prices will continue to see significant appreciation in 2021. Nationally, the aggregate price of a home in Canada increased 9.7 per cent year-over- year to $708,842 in the fourth quarter of 2020, as strong seller’s market conditions continued to shape Canada’s real estate market through the end of the year. The significant year-over-year increase in aggregate price was driven by price gains for larger properties. Sixty-four per cent of all regions surveyed showed year-over-year median price gains of more than 10 per cent for two-storey homes.
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GUIDE TO INVESTING IN HAMILTON The Royal LePage National House Price Composite is compiled from proprietary property data, nationally and in 62 of the nation’s largest real estate markets. When broken out by housing type, the median price of a standard two-storey home rose 11.2 per cent year-over-year to $840,628, while the median price of a bungalow increased 10.0 per cent to $592,899. The median price of a condominium increased 3.9 per cent year-over-year to $509,239. Price data, which includes both resale and new build, is provided by Royal LePage’s sister company RPS Real Property Solutions, a leading Canadian real estate valuation company. “In April 2020, we issued our pandemic period forecast for Canadian real estate, the principle prediction being that unexpectedly soft spring home prices, historically low interest rates, and years of pent-up demand would trigger a sharp recovery of sales volumes and rising property prices in the second half of the year,” said Phil Soper, president and CEO of Royal LePage. “As we close the books on the strangest year in my long career, ‘recovery’ proved to be an understatement. Looking at fourth quarter results we can state without hyperbole that the health crisis triggered a real estate boom.” Soper added that the surge in sales that characterized the second half of the year is a sign that Canadians feel confident buying and selling properties during the pandemic. “The real estate industry has shown that buying and selling property can be done safely as much of the search and purchase process can now be done online,” he said. “Our real estate agents can help families looking for a home with efficient digital showings Physical private viewings of a short-listed property should be done in compliance with best practice and public health guidelines. Clients can use their phone or computer to complete the transaction, leveraging today’s advanced technologies. “High levels of unresolved housing demand and low inventory levels will likely characterize the 2021 spring market, putting further upward pressure on housing values, particularly in the detached and larger townhome segments, as families with access to extremely low borrowing costs trade traditionally desirable urban locations for more personal space,” he continued.
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GUIDE TO INVESTING IN HAMILTON
GROWTH PLAN & DEVELOPMENT 3
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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GUIDE TO INVESTING IN HAMILTON
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GUIDE TO INVESTING IN HAMILTON
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GUIDE TO INVESTING IN HAMILTON
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GUIDE TO INVESTING IN HAMILTON
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GUIDE TO INVESTING IN HAMILTON
ZONING
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What is Zoning?
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. How do I know what zone my property is in?
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!
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 bylaws at the time, but does not comply with the current zoning regulations. The use can remain allowed, provided that 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. The Heddle Group
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GUIDE TO INVESTING IN HAMILTON
HAMILTON WEST
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 close 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
| Lifestyle Mature, treelined streets and a warm tight knit community feeling with great schools and walkability. The west end consist 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
(2020)
1 Bedroom
$1,665
2 Bedroom
$2,031
3+ Bedroom
$2,719
|Average Sale Price7 (2020) Average - $566,717 / Median - $553,226
variety of housing styles, including newly constructed
| Investment Property Strategy
condos, detached heritage homes and anything in
Student Rentals, Multi Units, Rehab
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GUIDE TO INVESTING IN HAMILTON
HAMILTON WEST: Demographics 8
| Age Distribution
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.
| Employment
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.
| Ownership
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. The mature tree lined streets make this area of the city desirable for both home owners and tenants.
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GUIDE TO INVESTING IN HAMILTON
HAMILTON CENTRE
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 a number of 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 South East 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.
| Lifestyle New condos and developments popping up up every on every corner. Hamilton Centre on corner. Hamilton Centre mixes the mixes thethe oldnew. withExpect the new. Expect some old with some spectacular spectacular appeal as maystyle Victorian curb appeal curb as many Victorian homes stylebeing homes are beingrenovated completely are completely to appeal to renovated to appeal to the millennial the millennial generation that’s moving in! generation that’s moving in!
| Vacancy Rates5 | Schools 1 Bedroom
(2020)
Custis Secondary School. 3+ Bedroom
4.1%
Transportation | Average Market Rents6
(2020)
HSR Public transit 1 Bedroom
$1,567
2 Bedroom
$1,990
3+ Bedroom | Employment
$2,218
4.5% Numerous 2 Bedroomelementary schools, Bernie 4.7%
Sales, service sector, blue collar jobs,
|business Average Sale Price7 occupations. (2020) & administration Average - $470,540 / Median - $456,992
| Investment Property Strategy | Multi Investment Property Strategy Units, Rehab Multi Units, Rehab
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GUIDE TO INVESTING IN HAMILTON
HAMILTON CENTRE: Demographics 8
| Age Distribution
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!
| 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.
| Ownership
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.
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GUIDE TO INVESTING IN HAMILTON
HAMILTON EAST
HAMILTON EAST Hamilton
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 is able to showcase their menus and contribute to a thriving retail environment. The East end is filled with mom-and-pop shops, familyoriented 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
| 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
(2020)
1 Bedroom
$1,386
2 Bedroom
$1,677
3+ Bedroom
$2,366
| Average Sale Price7
(2020)
Average - $494,138 / Median - $486,845
west end. This area of the city is attracting a lot of attention from GTA buyers who are looking to get more
| Investment Property Strategy
bang for their buck.
Multi Units, Rehab, Single Family
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GUIDE TO INVESTING IN HAMILTON
HAMILTON EAST: Demographics 8
The bulk of the population in Hamilton East are
| Age Distribution
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.
| 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.
The majority of properties in this area are
| Ownership
owned but a large portion of rental properties are popping up more and more frequently. The smaller nature of these homes don’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 home owners and tenants alike.
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GUIDE TO INVESTING IN HAMILTON
HAMILTON MOUNTAIN
HAMILTON MOUNTAIN Hamilton
The Mountain offers many options of neighbourhoods for those looking for a quieter lifestyle. You have great old word charm in the Westcliffe neighbourhood or new construction homes as you head South-East to the Valley
| Lifestyle Hamilton Mountain offers many comfortable inner-ring suburbs for those who don’t desire the hustle and bustle of downtown communities.
Park neighbourhood! No matter where you are on the mountain, you will have
| Vacancy Rates5
(2020)
quick connections to the 403 or QEW via the Lincoln
1 Bedroom
2.7%
2 Bedroom
4.2%
3+ Bedroom
2.8%
| Average Market Rents6
(2020)
1 Bedroom
$1,419
2 Bedroom
$1,758
3+ Bedroom
$2,401
Most homes here were built in the late 50’s/early 60’s
| Average Sale Price7
(2020)
,making them great contenders to the addition of in-law
Average - $582,836 / Median - $573,829
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.
suites for those looking to add value or accommodate extended families.
The Heddle Group
| Investment Property Strategy Multi Units, Rehab, Single Family
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GUIDE TO INVESTING IN HAMILTON
HAMILTON MOUNTAIN: Demographics 8
| Age Distribution
The bulk of the population on Hamilton Mountain is fairly 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.
| 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.
The majority of 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.
| Ownership
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GUIDE TO INVESTING IN HAMILTON
MAP OF HAMILTON Key Investment Neighbourhoods
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1
Hamilton Centre Hamilton West
Hamilton East
5 4 3
Hamilton Mountain
1
McMaster University
2
3
6
4
Gage Park
West Harbour GO Train
5
Ottawa St. Shopping District
Mohawk College
6
Albion Falls
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GUIDE TO INVESTING IN HAMILTON
PRICE RANGE A : $300,000 - $400,000 6
What do you get for your money? Generally, in the south west quadrant of the downtown core, you’re looking at a condo apartment in this price range, likely with condo fees. As you move further east in the downtown area, you will get more bang for your buck and likely be able to secure a single family home.
Normanhurst
Durand 1 or 2 bedroom condo with monthly condo fees ranging from $300 - $700 per month. Some older buildings will lack amenities while newer buildings will feature party rooms, exercise rooms etc…
Hamilton Mountain
2 or 3 bedroom condo townhome with monthly condo fees ranging from $250 - $500 per month. Townhomes in this price range may be back-to-back style with little to no yard space.
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A single family detached home with 2 – 3 bedrooms and likely less than 1,000 square feet with rear yard space & parking. The homes will require major TLC if priced in this price range in this neighbourhood.
Gibson/Stipley
A single family semi-detached home with 2 – 3 bedrooms and likely less than 1,000 square feet without parking. Some homes in this area of the city will back onto laneways which allow for rear yard parking.
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GUIDE TO INVESTING IN HAMILTON
PRICE RANGE B : $400,000 - $500,000 6
What do you get for your money? You can find some great gems in this price range across the city. You will be able to find a detached home in this price range with great curb appeal, although be prepared for some cosmetic upgrades on the interior and exterior. This price range will be your entry level price point into a small multi-unit property to get your “feet wet” in multi-unit residential investing.
Homeside
Crown Point A 2 unit property (aka Duplex) will be attainable in this price range, although it is best to be prepared for some major cosmetic upgrades. Some properties may not have private parking but most will have rear yard space.
Hamilton Mountain
A small 2 – 3BR home 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. Some properties may have in-law suite potential, while others are best suited as a single family home.
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A single family detached home with 2-3 bedrooms that will likely have moderate upgrades. Most homes here are bungalows or 1.5 storey style homes with decent size yards and private parking for 1 vehicle.
Corktown
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…
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GUIDE TO INVESTING IN HAMILTON
PRICE RANGE C : $500,000 - $600,000 6
What do you get for your money? Moving into this price range, you will have a lot more options to choose from! This is where you can secure some sharp duplexes in the east end of the City or, in some neighbourhoods, an outdated to duplex ready to be renovated! You can even get into a small detached, freehold property in the south west quadrant, close to Locke St.
Kirkendall A detached property in this neighbourhood is attainable in this price range, but be prepared for cosmetic upgrades. This neighbourhood is one of the most desirable pockets in Hamilton due to its walkability and demographics.
Homeside A turn key 2 unit property in great neighbourhoods focused in the centre to east end of Hamilton is possible in this range! These investment properties typically yield ROI’s of 33% – 35% to add to your investment portfolio.
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Hamilton Mountain
2 or 3 bedroom detached home between 800 – 1500 sq.ft. This style of home caters nicely to adding an in-law suite as these homes will likely have full size basements, a side entrance and plenty of parking.
Bartonville
A 3-4 bedroom single family home with a good size lot ranging in size from 1,300 – 1,800 sq.ft. Most homes in this picturesque, mature neighbourhood will be move in ready and feature private parking, some even with detached garages.
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GUIDE TO INVESTING IN HAMILTON
PRICE RANGE D : $600,000 - $800,000 6
What do you get for your money? This price range will be your entry level price point into some of Hamilton’s most desirable pockets. You will be able to find a townhome or semi in Ancaster or Dundas. Our student rental market will become a viable option as well with properties selling between this price range around McMaster University for 6-7 bedrooms. This price bracket represents the average price in Hamilton.
Westdale
Lansdale
You can find some great cash flowing investment properties in our student rental market near McMaster University, likely with 6-7 bedrooms and located no more than a 10 min. walk to campus. The vacancy rate here will be VERY low.
Hamilton Mountain
A turn key 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.
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A turn key, move in ready 3plex 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 3 units.
Heritage Green A 3-4 bedroom newer construction single family home with a good size lot ranging in size from 1,300 – 1,800 sq.ft. These homes will be focused in the east end of Hamilton and into Stoney Creek, which offer great family friendly neighbourhoods.
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GUIDE TO INVESTING IN HAMILTON
PRICE RANGE E : $800,000 - $1,000,000 6
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.
St. Clair
Dundas
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 (4-6), or one that is more turn key but with fewer units (3-4).
You can get a larger detached home, 2,800 3,700 sq.ft. with moderate finishes in areas like Dundas. Large lots are common here and some will even back onto greenspace. Most homes have plenty of parking and double car garages.
Meadowlands
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.
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Rural
If you want to get away from the city, small properties with plenty of land just on the outskirts of Hamilton can be found in this price range. Most will feature 0.75 - 1 acre with detached garages and be on septic and well/cistern.
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GUIDE TO INVESTING IN HAMILTON
PRICE RANGE F : $1,000,000+ 6
What do you get for your money? 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.
Westdale
Hamilton Mountain
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.
Rural 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!
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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.
Crown Point A mixed-use residential/commercial building on trendy Ottawa St. makes a great option for an investment portfolio. These buildings are common downtown with commercial on the street level and 1-2 residential units above with 1 – 2 bedrooms per unit.
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GUIDE TO INVESTING IN HAMILTON
HELPING INVESTORS LIKE YOU… 'LIVING IN TORONTO WASN’T A PROBLEM AT ALL WHILE INVESTING IN HAMILTON’ 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!
‘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! The Heddle Group
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GUIDE TO INVESTING IN HAMILTON
‘ WE RECOMMEND SHAWNA TO ANYONE IN NEED OF AN AGENT’ 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.
‘WE HAVE NEW TRUSTED FRIENDS’ 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!!
‘FULL OF KNOWLEDGE, GUIDANCE AND MOST IMPORTANTLY PATIENCE’ 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 my through a real estate investment. I would highly recommend The Heddle Group to anybody seeking a similar purchase. The Heddle Group
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GUIDE TO INVESTING IN HAMILTON
COMMUNITY INFORMATION Civic Contacts
The City of Hamilton
905-546-2489
Fire Department (Emergency Call 911)
905-546-3333
| www.hamilton.ca
905-521-2100
Hamilton General Hospital
905-522-1151
Hamilton Chamber of Commerce Transportation Hamilton GO Centre (Bus & Rail)
416-869-3200
| www.GoTransit.com
Utilities Hydro One
1-888-664-9376
| www.hydroone.com
905-522-9200
| www.alectrautilities.com
1-888-774-3111
| www.uniongas.com
1-888-332-3234
| www.SJTO.gov.on.ca/LTB
Alectra (Hydro & Water) Union Gas Other Landlord Tenant Board
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GUIDE TO INVESTING IN HAMILTON
HERE’S A FEW THINGS YOU CAN DO NEXT… 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
Once a month we send out a newsletter via email with plenty of valuable information including our hot property listings, exclusive listings, market statistics, and more! Sign Up for Our Deal of the Week
Three times a week, we send out what we deem to be the best investment opportunity that week for each of our major investment hubs (Hamilton, Brantford, & St. Catharines). These deals are showcased in an easy to read format with the financial analysis already completed for you! Register at www.DOTW.ca Find Out What Your Property is Worth with Our FREE Home Evaluation
Thinking of selling or curious to know what your property is worth? Sign up now for a free home evaluation!
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GUIDE TO INVESTING IN HAMILTON
THANKS FOR READING THE GUIDE! We hope you enjoyed the guide as much as we enjoyed putting it together for you! If you ever want to experience the City of Hamilton in-person, give us a call here at the office… We’ll take good care of you! Contact us at: Email: Investing@theheddlegroup.ca Phone: (905) 574 - 7441
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GUIDE TO INVESTING IN HAMILTON REFERENCE LIST 1
Campbell, D., & Hunt, J. (2018). Rein Top 10 Ontario Towns and Cities. Langley, BC: REIN.
Royal LePage: Low inventory and strong demand expected to continue driving Hamilton’s real estate market in 2021 (2021). Retrieved from https://docs.rlpnetwork.com/HousePriceSurvey/RegionalUpdates/2020/Q4/Hamilton_RoyalLePage_ House_Price_Survey_Q4_2020_EN.pdf 2
Hamilton. (2017, October 16). Our Commitment to Our Community. Retrieved from https://www.hamilton.ca/government-information/trust-and-confidence-report/our-commitment-ourcommunity 3
Hamilton. (2014, November 25). Zoning Verification and Property Report Application. Retrieved from https://www.hamilton.ca/starting-small-business/one-stop-business/zoning-verification-andproperty-report-application 4
Housing Market Information Portal. (n.d.). Retrieved from https://www03.cmhc-schl.gc.ca/hmippimh/en#Profile/1/1/Canada 5
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Multiple Listing Service Data
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/ 7
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Geowarehouse
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