How Rising Immigration Impacts Canadian Real Estate

Greenell Properties Capital
Sep 8
2 min read

Immigration is one of the most powerful forces shaping the Canadian housing market. Between 2023 and 2025, Canada plans to welcome over 1.5 million newcomers—a population boost that directly impacts housing demand, rental markets, and long-term investment opportunities.

In this blog, we explore how immigration affects Canadian real estate—and what smart investors can do to position themselves for long-term success.

Man loading a cardboard box into a moving truck parked outside a modern beige brick house. Open windows and sunny weather.

1. More People = More Demand for Housing

Newcomers need homes. Whether renting or eventually buying, immigrants increase population and housing demand—particularly in major cities.

Top settlement areas include:

Toronto
Vancouver
Calgary
Ottawa
Montreal

This increased demand often leads to:

Rising rents
Decreased vacancy rates
Pressure on home prices

Investor tip: Look for neighborhoods near transit, community centres, and job hubs—these are often first-choice areas for new Canadians.

2. Strong Rental Demand in Immigrant Hubs

Most newcomers rent for 3–5 years before buying. This means steady demand for:

2–3 bedroom units (for families)
Legal basement suites
Purpose-built rentals

Cities seeing strong rent growth due to immigration:

Mississauga
Brampton
Surrey
Halifax
Kitchener-Waterloo

Investor tip: Secondary suites and small multi-family properties are in high demand. Prioritize properties with separate entrances and full kitchens.

Blurred person in blue carrying boxes in a bright room with floor-to-ceiling windows. Several stacked cardboard boxes in the foreground.

3. Immigration to Secondary Cities

Due to high costs in Toronto and Vancouver, many immigrants are now settling in smaller cities.

Emerging immigrant-friendly markets:

London, ON
Regina
Moncton
Hamilton
Saskatoon

These areas are often more affordable and have faster rental growth as demand catches up to supply.

4. Economic Growth and Resilience

Immigrants not only fill housing—they also fuel economic growth. They:

Fill labor shortages
Start businesses
Increase GDP in immigrant-dense cities

This economic contribution adds long-term stability to local housing markets—especially where population and job growth are aligned.

Family moving into a bright room with large windows. Two children carry boxes in front, while two adults unpack in the back.

Final Thoughts

Immigration isn't just a national policy—it’s a real estate catalyst. As the population continues to grow, so does demand for housing in both major metros and smaller cities.

At Greenell Capital, we help investors find high-growth rental markets driven by strong immigration trends, ensuring long-term tenant demand and asset appreciation.