Walkable Neighbourhoods:
REPORT OVERVIEW
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quebec
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atlantic canada
western canada
According to RE/MAX brokers surveyed for the report, inflation and the rising cost of living have made affordability the top factor that potential buyers in Western Canada are considering when choosing a neighbourhood. This is the case in 83% of regions surveyed including Vancouver and Kelowna, BC, Regina, SK; Winnipeg, MB, and Medicine Hat, AB. The only outlier to this trend is Edmonton, AB, a region that enjoys relative affordability as compared to many other regions across Canada.
Other priority factors buyers are considering when scouting for neighbourhoods include access to green space (a trend noted in 100% of regions surveyed); proximity to preferred schools (in 67% of regions) and proximity to work (in 50% of regions).
As regions that have remained relatively stable over the last couple of years, these priorities have not shifted significantly and in fact, they are expected to remain the same in Vancouver, BC; Kelowna, BC and Regina, SK. Although quality of life is considered satisfactory in regions such as Vancouver, BC, Winnipeg, MB and Medicine Hat, AB, having greater proximity to work, and better access to public transit, bike lanes and/or walking paths, preferred schools and medical services were identified as factors that would boost liveability. Meanwhile, RE/MAX brokers in cities such as, Kelowna, BC and Regina, SK, where many neighbourhoods already capture the spirit of the 15-minute neighbourhood in some capacity, would rank quality of life as very satisfactory.
Western Canada
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As the Director of Climate Finance and Science at the Intact Centre on Climate Adaptation, Kathryn Bakos assesses the impact of climate change on specific industry sectors and the broader capital markets. She is developing guidance to help investment professionals integrate climate change and extreme weather risk into forward-looking portfolio analysis to minimize associated risk. By extension, her research will influence companies to adapt to climate change in an effort to minimize risk/exposure. Kathryn holds an Honours B.Sc in Biological Science, University of Toronto, specializing in Environmental Science and is a candidate for the Master of Environment and Business program at the University of Waterloo. Kathryn speaks frequently to professional audiences, and she is a guest lecturer to graduate students at various universities. Kathryn is a member of the Ontario Biodiversity Council and Canadian Association of Farm Advisors, and Director of the Oak Ridges Moraine Land Trust Board of Directors.
Kathryn Bakos
Ken Greenberg
Dr. Shoshanna Saxe
Meet the Experts
Report Overview
Regional Market Insights
RE/MAX Canada brokers and agents were asked to provide a local perspective on their markets in relation to liveability and the walkable neighbourhood concept. Markets include Western Canada, Ontario, Montreal, QC and Atlantic Canada.
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80%
of consumers spend 1-2 hours commuting to work.
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80%
of consumers spend 1-2 hours commuting to work.
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This report includes insights from Area Expert Contributors, including Kathryn Bakos, Director, Climate Finance and Science, Intact Centre on Climate Adaptation; Ken Greenberg, Urban Designer, City Building Advocate, and Author; and Shoshanna Saxe, PhD, P.Eng, Associate Professor, Canada Research Chair in Sustainable Infrastructure, University of Toronto Department of Civil and Mineral Engineering. Insights were supplemented with research from a Leger consumer survey. Leger is the largest Canadian-owned full-service market research firm. An online survey of 1,549 Canadians was completed between April 14-17 using Leger’s online panel. Leger's online panel has approximately 400,000 members nationally and has a retention rate of 90 per cent. A probability sample of the same size would yield a margin of error of +/- 2.5 per cent, 19 times out of 20.
About This Report
Canada has a housing crisis. While the problem of a chronic lack of supply is almost unanimously accepted, the solution remains a bone of contention among governments, businesses, academics, and area experts, as well as Canadians.
Urban planning
Lessons for Small Communities
Canada has a housing crisis. While the problem of a chronic lack of supply is almost unanimously accepted, the solution remains a bone of contention among governments, businesses, academics and area experts, as well as Canadians.
First, let’s focus on what everyone agrees upon. The country and its three levels of government need to implement a housing strategy that will significantly and expediently build more homes across all markets, large and small. This seems simple and logical - build more homes to create a better, more sustained balance between supply and demand, and greater accessibility and affordability will return to the market. Not so fast. There are unintended consequences tied to this seemingly simple equation.
Even in its most basic iteration, the plan to build millions of new housing units over the next decade, as governments have promised, is easier said than done.
At this level of strategizing, Canada needs a robust and ready labour force to realize this ambitious level of inventory. We currently don’t, and while this could change, especially given the recent news of Canada’s new immigration program to address labour shortages – the fields of construction and trades are suffering some of the most chronic shortages effect.
Canada needs to invest in new soft and hard infrastructure, while protecting existing green infrastructure (wetlands, grasslands, forests), to ensure new housing supply can serve) the growing population (e.g., utilities, sewage, etc.), while also mitigating against the huge risks associated with climate change and extreme weather (e.g., flooding, wildfires and extreme heat). Canada needs to guarantee that new housing stock is affordable by ensuring that a percentage of the inventory is subsidized, open to non-equity co-op type properties and diversified across building types, to avoid the perils of gentrification. Canada needs to rethink our streetscapes, to bring greater diversity across our modes of transportation, including public transit, biking, walking and driving.
While adding more inventory is important, it’s more complex than that. More housing is needed within existing neighbourhoods to take advantage of existing infrastructure and services and bring more stability to the tax base to maintain them.
A home is more than just a commodity that is evaluated by its square footage – a concept that RE/MAX Canada has been advocating for more than five years. “Home” lies within a dynamic neighbourhood that delivers an emotional return based on the quality-of-life expectations and aspirations of its residents. Without schools, libraries, small businesses, enterprise and green space, as well as accessible and diversified transportation, the home becomes empty inventory.
So, while the majority will agree that Canada needs to invest in more housing in the next decade (and fast), the solution to the housing crisis is also about building the right kind of homes within the context of the wider neighbourhood, its socioeconomic diversity, and the changing climate as a constant potential disruptor.
It is for these critical reasons that RE/MAX Canada created this report. In collaboration with expert contributors spanning urban design, climate adaptation and mitigation, and transportation, the concept of the 15-minute neighbourhood may well be the most pragmatic strategy to build the right kind of housing supply to serve the greatest number of Canadians, in a way that delivers maximum liveability and affordability.
45%
of drivers and 59% of non-drivers agree that the walkable Neighbourhood is realistic, achievable and feasible
Showing their level-headed pragmatism, of the more than 50 per cent who disagreed with the dual benefits of a walkable neighbourhood concept, their worry could spark gentrification – a very legitimate concern, should mixed-use and subsidized housing not be front and centre in the strategy. Indeed, across traffic pain points, commuting times and a desire for a higher quality of living within the communities’ people live, survey respondents feel the walkable neighbourhood is realistic, achievable and feasible.
Meet the Experts
As Director, Climate Finance and Science, Kathryn assesses the impact of climate change on specific industry sectors and the broader capital markets. She is developing guidance to help investment professionals integrate climate change and extreme weather risk into forward-looking portfolio analysis to minimize associated risk. By extension, her research will influence companies to adapt to climate change in an effort to minimize risk/exposure. Kathryn holds an Honours B.Sc in Biological Science, University of Toronto, specializing in Environmental Science and is a candidate for the Master of Environment and Business program at the University of Waterloo. Kathryn speaks frequently to professional audiences, and she is a guest lecturer to graduate students at various universities. Kathryn is a member of the Ontario Biodiversity Council and Canadian Association of Farm Advisors, and Director of the Oak Ridges Moraine Land Trust Board of Directors.
Ken Greenberg is an urban designer, teacher, writer, former Director of Urban Design and Architecture for the City of Toronto and Principal of Greenberg Consultants. For over four decades he has played a pivotal role on public and private assignments in urban settings throughout North America and Europe, focusing on the rejuvenation of downtowns, waterfronts, neighborhoods and on campus master planning, regional growth management, and new community planning. He is currently serving as a strategic advisor to the City of Brampton.
Ken Greenberg is an urban designer, teacher, writer, former Director of Urban Design and Architecture for the City of Toronto and Principal of Greenberg Consultants.
For more than four decades, Ken has played a pivotal role on public and private assignments in urban settings throughout North America and Europe, focusing on the rejuvenation of downtowns, waterfronts, neighbourhoods and on campus master planning, regional growth management, and new community planning.
He is currently serving as a strategic advisor to the City of Brampton.
Dr. Shoshanna Saxe is an Associate Professor in the University of Toronto’s Department of Civil & Mineral Engineering, and Canada Research Chair (Tier II) in Sustainable Infrastructure. She investigates the relationship between the infrastructure we build and the society we create to identify opportunities – and pathways – to better align infrastructure provision with sustainability. Dr. Saxe is an alumna of Action Canada, sits on Waterfront Toronto’s Capital Peer Review Panel, is a senior fellow at Massey College, sits the board of the International Society for Industrial Ecology and the National Academy of Sciences, Engineering and Medicine’s Board on Infrastructure and the Construction Environment. She was awarded the 2019 OPEA Engineering Medal – Young Engineer. Her research and commentary have been featured in media outlets such as The New York Times, The Toronto Star, The Globe and Mail, CBC, The Financial Post, and Wired.
Dr. Shoshanna Saxe, PhD, P.Eng.
Associate Professor, Canada Research Chair in Sustainable Infrastructure, University of Toronto Department of Civil Engineering
Ken Greenberg
Urban Designer, Principal of Greenberg Consultants
Kathryn Bakos
Director of Climate Finance and Science at the Intact Centre on Climate Adaptation
NAVIGATE THE REPORT
transit
Climate
While adding more inventory is important, it’s more complex than that. More housing is needed within existing neighbourhoods to take advantage of existing infrastructure and services and bring more stability to the tax base to maintain them.
A home is more than just a commodity that is evaluated by its square footage – a concept that RE/MAX Canada has been advocating for more than five years. “Home” lies within a dynamic neighbourhood that delivers an emotional return based on the quality-of-life expectations and aspirations of its residents. Without schools, libraries, small businesses, enterprise and green space, as well as accessible and diversified transportation, the home becomes empty inventory.
So, while the majority will agree that Canada needs to invest in more housing in the next decade (and fast), the solution to the housing crisis is also about building the right kind of homes within the context of the wider neighbourhood, its socioeconomic diversity, and the changing climate as a constant potential disruptor.
It is for these critical reasons that RE/MAX Canada created this report. In collaboration with expert contributors spanning urban design, climate adaptation and mitigation, and transportation, the concept of the walkable neighbourhood may well be the most pragmatic strategy to build the right kind of housing supply to serve the greatest number of Canadians, in a way that delivers maximum liveability and affordability.
Explore the Walkable Neighbourhood
Urban planning
An effective and comprehensive solution to the national housing crisis may lie in rethinking urban design, relevant government policies and zoning bylaws of our neighbourhoods, and integrating the above-mentioned complex layers within existing developed land areas.
And while this opportunity of the walkable neighbourhood is possible in any municipality of any size from coast to coast, in this report RE/MAX Canada is focused on smaller markets on the cusp of rapid growth. Accelerated by the pandemic with no slowing on the horizon as a result of affordability barriers and immigration, smaller markets with a population of 50,000 to 100,000 continue to experience fast growth.
Through a shift in how governments spend tax revenue and invest in communities that have the opportunity to avoid the mistakes of their larger metropolitan neighbours and develop towns and neighbourhoods that genuinely deliver the maximum liveability for the many and soon.
And while the legion of lawmakers, bureaucrats, academics, developers and consultants debate the concept of the 15-minute neighbourhood, Canadians by and large are widely supportive of the strategy. According to a Leger poll commissioned by RE/MAX Canada, half of the population agrees that the 15-minute neighbourhood will become more prevalent in the future and is a positive step toward improving quality of life and affordability.
Showing their level-headed pragmatism, of the more than 50 per cent who disagreed with the dual benefits of a walkable neighbourhood concept, their worry could spark gentrification – a very legitimate concern, should mixed-use and subsidized housing not be front and centre in the strategy. Indeed, across traffic pain points, commuting times and a desire for a higher quality of living within the communities’ people live, survey respondents feel the 15-minute neighbourhood is realistic, achievable and feasible.
Atlantic Canada
Quebec
Ontario
Western Canada
Regional Market Insights
Search for Listings
According to RE/MAX brokers, affordability trumps all other factors for homebuyers scouting neighbourhoodS, in 75% of regions surveyed in Ontario including, Toronto, Ottawa, Brampton, Belleville, Stratford, London and Wasaga Beach. The only exception IS Sudbury, where affordability takes a back seat to amenities such as proximity to preferred schools and childcare options, greater access to outdoor recreation and walkability improvements. The “must haves” identified among Ontario homebuyers include greater access to green space (in 71% of regions surveyed); proximity to work and preferred schools (in 71% of regions) and improvements to public transportation (in 43% of regions). These priorities have shifted significantly in the last two years, thanks to lifestyle changes brought on by the pandemic, alongside high inflation, cost of living and rising interest rates.
In Ontario, quality of life was ranked as "satisfactory" in 50% of regions surveyed including Toronto, Brampton, London and Stratford, or "very satisfactory," as reported in Ottawa, Belleville and Wasaga Beach. Factors that would improve liveability in these regions include greater proximity to work and healthcare services, and improvements to public transit and walkability. Public transit specifically is an important factor in improving accessibility and supporting a shift toward the 15-minute neighbourhood concept, in regions such as Toronto, Ottawa and London. With that being said, consumer appetite to live in inter-connected cities is a strong contributor to making 15-minute neighbourhoods a reality. This is already being applied in Ottawa, London and Brampton, where new developments are designed with the principles of the concept in mind.
Ontario
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According to RE/MAX brokers, affordability, and proximity to preferred schools, grocery stores and green space are the top priorities for buyers when selecting a residential neighbourhood in Montreal, QC. Post-pandemic, these priorities have not shifted, and they’re not expected to soon. The pandemic altered a few trends in the market, however, buyer considerations like accessible transit, affordability and proximity to good schools will always be priorities to buyers in the area. That being said, the "15-minute neighbourhood" concept is achievable within Montreal, but only within the city’s most expensive areas, such as the city centre, where residents already enjoy a high-quality of life with access to good education, safe neighbourhoods and an overall, joi de vivre you can’t find anywhere else in Canada.
Montreal
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According the RE/MAX brokers, affordability is the most important factor for homebuyers choosing a neighbourhood in St, John's, NL, Charlottetown, PEI and Moncton, NB, due to ongoing pressures of housing demand, as well as economic circumstances. Halifax, NS is outlier to the trend.
Due to the low-density nature of Atlantic Canada, homebuyers prioritize proximity to schools (in 100% of regions surveyed), public transit (in 50% of regions), green space (in 50% of regions), and childcare and grocery stores (in 25% of regions). As such, residents must rely on vehicles as their primary mode of transportation, making driveability between neighbourhoods and everyday necessities a strong consideration for prospective buyers.
Atlantic Canada ranked as "very satisfactory" for quality of life, attributed to the availability of family-friendly amenities, relative affordability as compared to other provinces, and proximity to nature. However, a common pain-point for residents is the long distance between home and work. Thus, closing the gap with improvements to public transportation (something that is already underway in cities like Charlottetown, PEI) is key to boosting local liveability. Due to current infrastructure and the resulting the reliance on cars, implementing neighbourhoods that are a 15-minute drive to amenities and necessities would be more feasible where walking, biking and public transportation are already prioritized.
Atlantic Canada
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As regions that have remained relatively stable over the last couple of years, these priorities have not shifted significantly and in fact, they are expected to remain the same in Vancouver, BC; Kelowna, BC and Regina, SK. Although quality of life is considered satisfactory in regions such as Vancouver, BC, Winnipeg, MB and Medicine Hat, AB, having greater proximity to work, and better access to public transit, bike lanes and/or walking paths, preferred schools and medical services were identified as factors that would boost liveability. Meanwhile, RE/MAX brokers in cities such as, Kelowna, BC and Regina, SK, where many neighbourhoods already capture the spirit of the 15-minute neighbourhood in some capacity, would rank quality of life as very satisfactory.
According to RE/MAX brokers, affordability trumps all other factors for homebuyers scouting neighbourhoodS, in 75% of regions surveyed. Sudbury is an exception, where affordability takes a back seat to amenities such as proximity to preferred schools and childcare options, greater access to outdoor recreation and walkability improvements. The “must haves” identified among Ontario homebuyers include greater access to green space (in 71% of regions surveyed); proximity to work and preferred schools (in 71% of regions) and improvements to public transportation (in 43% of regions). These priorities have shifted significantly in the last two years, thanks to lifestyle changes brought on by the pandemic, alongside high inflation, cost of living and interest rates.
In Ontario, quality of life was ranked as "satisfactory" in 50% of regions surveyed including Toronto, Brampton, London and Stratford, or "very satisfactory," as reported in Ottawa, Belleville and Wasaga Beach. Factors that would improve liveability in these regions include greater proximity to work and healthcare services, and improvements to public transit and walkability. Public transit specifically is an important factor in improving accessibility and supporting a shift toward the 15-minute neighbourhood concept, in regions such as Toronto, Ottawa and London. With that being said, consumer appetite to live in inter-connected cities is a strong contributor to making 15-minute neighbourhoods a reality. This is already being applied in Ottawa, London and Brampton, where new developments are designed with the principles of the concept in mind.
According to RE/MAX brokers, affordability trumps all other factors for homebuyers scouting neighbourhoods in Ontario, in 86% of regions surveyed. The only exception is London, where affordability takes a back seat to amenities such as proximity to preferred schools and childcare options, greater access to outdoor recreation and walkability improvements. The “must haves” identified among Ontario homebuyers include greater access to green space (in 71% of regions surveyed); proximity to work and preferred schools (in 71% of regions) and improvements to public transportation (in 43% of regions). These priorities have shifted significantly in the last two years, thanks to lifestyle changes brought on by the pandemic, alongside high inflation, cost of living and rising interest rates.
Ontario
Click here to read more
According to RE/MAX brokers, affordability, and proximity to preferred schools, grocery stores and green space are the top priorities for buyers when selecting a residential neighbourhood in Montreal, QC. Post-pandemic, these priorities have not shifted, and they’re not expected to soon. The pandemic altered a few trends in the market, however, buyer considerations like accessible transit, affordability and proximity to good schools will always be priorities to buyers in the area. That being said, the "15-minute neighbourhood" concept is achievable within Montreal, but only within the city’s most expensive areas, such as the city centre, where residents already enjoy a high-quality of life with access to good education, safe neighbourhoods and an overall, joi de vivre you can’t find anywhere else in Canada.
Montreal
Click here to read more
Atlantic Canada ranked as "very satisfactory" for quality of life, attributed to the availability of family-friendly amenities, relative affordability as compared to other provinces, and proximity to nature. However, a common pain-point for residents is the long distance between home and work. Thus, closing the gap with improvements to public transportation (something that is already underway in cities like Charlottetown, PEI) is key to boosting local liveability. Due to current infrastructure and the resulting the reliance on cars, implementing neighbourhoods that are a 15-minute drive to amenities and necessities would be more feasible where walking, biking and public transportation are already prioritized.
According the RE/MAX brokers, affordability is the most important factor for homebuyers choosing a neighbourhood in Stl, John's, NL, Charlottetown, PEI and Moncton, NB, due to ongoing pressures of housing demand, as well as economic circumstances. Halifax, NS is outlier to the trend.
Due to the low-density nature of Atlantic Canada, homebuyers prioritize proximity to schools (in 100% of regions surveyed), public transit (in 50% of regions), green space (in 50% of regions), and childcare and grocery stores (in 25% of regions). As such, residents must rely on vehicles as their primary mode of transportation, making driveability between neighbourhoods and everyday necessities a strong consideration for prospective buyers.
Atlantic Canada
Click here to read more
Dr. Shoshanna Saxe is an Associate Professor in the University of Toronto’s Department of Civil & Mineral Engineering, and Canada Research Chair (Tier II) in Sustainable Infrastructure. She investigates the relationship between the infrastructure we build and the society we create to identify opportunities – and pathways – to better align infrastructure provision with sustainability. Saxe is an alumna of Action Canada, sits on Waterfront Toronto’s Capital Peer Review Panel, is a senior fellow at Massey College, sits the board of the International Society for Industrial Ecology and the National Academy of Sciences, Engineering and Medicine’s Board on Infrastructure and the Construction Environment. She was awarded the 2019 OPEA Engineering Medal – Young Engineer. Her research and commentary have been featured in media outlets such as The New York Times, The Toronto Star, The Globe and Mail, CBC, The Financial Post, and Wired.
Explore the Walkable Neighbourhood
Here we see a community with predominantly monoculture inventory. Done right, densification should be adiversity of building types. Ultimately, increasing supply of “missing middle” housing instead of only focusing onsingle family detached and semi detached properties.
Look for these elements: semi-detached housing, different types of buildings (high, medium, low rise), local church, public transit, bike lanes, accessible sidewalks, public gardens. Photography and video by TomRyaobi
Here we see a community with predominantly monoculture inventory. Done right, densification should be adiversity of building types. Ultimately, increasing supply of “missing middle” housing instead of only focusing onsingle family detached and semi detached properties.
Look for these elements: semi-detached housing, different types of buildings (high, medium, low rise), local church, public transit, bike lanes, accessible sidewalks, public gardens. Photography and video by TomRyaobi
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Contributors were interviewed for their expertise. The authorship of this report is solely RE/MAX Canada.