Moving to London, Ontario: Cost & Relocation Guide

Quick answer: London, Ontario is one of the more affordable mid-sized cities in the province. The benchmark home sits around $570,000 (May 2026), roughly 12% below Kitchener-Waterloo and close to half the Greater Toronto average, and the economy is anchored by Western University, Fanshawe College and London Health Sciences Centre. It suits families and remote professionals who want space and shorter commutes than the GTA, provided you’re comfortable with a fairly car-oriented city and prices that have risen with rapid growth.

At a glance:

London offers big-city amenities at smaller-city prices, with a benchmark home price roughly 12% lower than Kitchener-Waterloo and close to half the Greater Toronto average.

A diverse job market anchored by Western University, Fanshawe College, and London Health Sciences Centre makes it one of Ontario’s most stable mid-sized economies.

Families and professionals are drawn to its short commutes, schools, an extensive network of parks and multi-use trails, and “15-minute city” convenience for everyday living.

You’re ready for a change, but moving to a mid-sized city like London, Ontario can raise plenty of questions. Is it truly affordable? What’s the job market like? And how does it stack up against the GTA or other Ontario cities?

Each year, roughly 4,500 to 5,500 Canadians relocate to London from other provinces, drawn by its balance of affordability, education, and opportunity. The city’s population has climbed nearly 10% since 2021, driven by newcomers seeking space, value, and strong community amenities.

But moving here isn’t without challenges. Rapid growth has pushed housing prices up, traffic is becoming heavier, and downtown revitalization is still a work in progress.

That’s why this guide exists: to give you a clear, data-backed overview of life in London, from housing and neighbourhoods to jobs, schools, and local culture. I’ve spent years moving families into London from across Ontario and the West, so alongside the relocation research you’ll also get a mover’s-eye view of what actually makes moving day here easy or hard.

Why Are People Moving to London, Ontario?

People are moving to London, Ontario for its balance of affordability, opportunity, and livability. It’s a practical choice for those priced out of the GTA or looking for a smaller, more connected city with strong public services. Here are the three main reasons why…

Cost-Effective Alternative to Toronto or Kitchener-Waterloo: Housing is the big draw. London’s benchmark home price is about $570,000, well under the Greater Toronto average of roughly $1.07 million and modestly below Kitchener-Waterloo’s ~$649,200 benchmark (all May 2026). You’ll generally find more space for the dollar here.

Strong Education & Healthcare Sectors: London is anchored by Western University, Fanshawe College, and three major hospitals, creating steady jobs and services in health, biotech, and education. These institutions attract students, professionals, and families from across Canada and beyond.

Great for Families and Remote Professionals: Designed with “15-minute city” convenience in mind, most schools, parks, and amenities are within a short drive or walk. Families benefit from green space and quiet neighbourhoods, while remote professionals appreciate reliable internet, more affordable homes, and shorter days behind the wheel.

Pro Tip: London delivers the essentials of city living, strong schools, good jobs, and culture, at a fraction of GTA housing costs, all within a community you can actually get to know.

What is the Cost of Living in London vs. Other Ontario Cities?

London continues to offer strong value for homeowners, renters, and families, with housing costs well below the GTA and modestly under Kitchener-Waterloo. Housing is the main driver of affordability; day-to-day costs like utilities and auto insurance are broadly in line with the rest of the region.

Housing Prices and Rent

The benchmark home price in London is about $570,000 (average sale price ~$662,000, as of May 2026, WOWA), giving buyers more space for the dollar than in Toronto or KW. Rent has climbed with demand: a two-bedroom now averages around $2,100/month (Zumper), roughly on par with Kitchener-Waterloo and well below Toronto’s $2,700–$3,100.

City	Benchmark home price (May 2026)	Average 2-bedroom rent
London	~$570,000	~$2,100/mo
Kitchener-Waterloo	~$649,200	~$2,020/mo
Toronto (GTA)	$1M+ (avg sale ~$1.07M)	$2,700-$3,100/mo

London

Benchmark home price (May 2026): ~$570,000
Average 2-bedroom rent: ~$2,100/mo

Kitchener-Waterloo

Benchmark home price (May 2026): ~$649,200
Average 2-bedroom rent: ~$2,020/mo

Toronto (GTA)

Benchmark home price (May 2026): $1M+ (avg sale ~$1.07M)
Average 2-bedroom rent: $2,700-$3,100/mo

Sources: WOWA benchmark home prices; Zumper London rent; My Next KW Home Kitchener-Waterloo rent; Zumper Toronto rent — 2026.

Average 2-bedroom rent by city ($CAD / month)

Kitchener-Waterloo~$2,020London~$2,100Toronto$2,700-$3,100

Living Costs: Utilities & Insurance

Utilities in Ontario are set provincially, so they don’t vary much between London, KW, and the GTA. Budget roughly $250–$350/month for a house (hydro, gas, and water combined), with winter heating pushing the higher end. Car insurance is where London has a real edge over Toronto: London premiums average around $2,000/year, near the provincial average, while Toronto sits closer to $2,400 thanks to heavier traffic and higher theft and collision rates.

Property Taxes and Overall Affordability

London’s 2025 residential property tax rate is about 1.39% of assessed value, higher than Toronto’s, but total costs stay lower because homes are cheaper. On a $500,000 assessment that’s roughly $6,900/year, while comparable homes in the GTA cost far more overall once the purchase price is factored in.

What are the Best Neighbourhoods in London, Ontario?

Whether you’re moving for work, family, or lifestyle, London offers neighbourhoods that match nearly every stage of life, from historic charm and suburban comfort to modern convenience and urban energy. Here are four of the city’s most appealing areas for newcomers.

Old North: If you love heritage character and walkable streets, Old North might be your place. This neighbourhood blends stately century homes, mature trees, and parks like Gibbons and Doidge with a close-knit, family-friendly feel. It’s also ideal if you’re connected to Western University, located just minutes away. (A mover’s note: those pretty one-way streets and small driveways make moving day tighter than it looks, more on that below.)

Byron: Tucked along the Thames River, Byron delivers that “village in the city” atmosphere. Families love its quiet streets, well-regarded schools, and access to Springbank Park and Storybook Gardens, two of London’s best outdoor destinations. With local cafés and a relaxed suburban vibe, it’s a popular spot to put down roots.

Masonville & Uplands: For those seeking modern homes and easy access to amenities, Masonville and Uplands are hard to beat. These north-end neighbourhoods feature newer builds, scenic parks, and good schools, all within minutes of shopping at CF Masonville Place and trails in Medway Valley Heritage Forest. They’re favourites among professionals and growing families alike.

SoHo (South of Horton): If you’re after value and a bit of edge, SoHo offers both. Once an industrial pocket, it’s now seeing major revitalization, with condos, restored heritage homes, and creative studios appearing near the riverfront. Its downtown proximity, walkability, and relative affordability make it especially popular with first-time buyers and young professionals.

Pro Tip: London’s layout makes it easy to explore. Most areas are within a 20-minute drive of each other. Spend a weekend visiting neighbourhoods to see where you feel most at home before making the move.

What is the Job Market like in London, Ontario?

London’s economy offers a healthy balance of stability and opportunity, driven by its strong education and healthcare institutions, a solid manufacturing base, and one of Canada’s fastest-growing tech sectors. Whether you’re an academic, healthcare professional, engineer, or digital creator, there’s room to grow here.

Strong Education Sector

Education is one of London’s biggest economic engines. Western University employs over 14,500 people and contributes more than $1.6 billion to the local economy each year. It’s nationally recognized for innovation in health, business, and biotech, and anchors a large share of research activity in the region.

Fanshawe College, with over 3,500 staff, adds another layer of strength, specializing in trades, healthcare, business, and digital media programs. Together, Western and Fanshawe supply employers with skilled graduates, with employment rates above the provincial average.

Smaller institutions like King’s, Huron, Brescia, and Collège Boréal further enrich London’s talent pipeline, making it a city that consistently attracts and retains educated workers.

Healthcare and Advanced Manufacturing

Healthcare is one of London’s largest employers. London Health Sciences Centre alone, the region’s single biggest employer, has nearly 15,000 staff, physicians, students and volunteers, and together with St. Joseph’s Health Care and the Children’s Hospital anchors a major medical-research hub.

London’s manufacturing sector employs about 20,000 people, roughly 9% of the local workforce, led by companies such as 3M Canada, Trojan Technologies, and General Dynamics Land Systems. It’s also home to growing clusters in aerospace, agri-food, and green tech, supported by industrial parks and a Volkswagen EV battery plant slated to open nearby.

Booming Tech and Digital Media

In the last five years, London’s tech workforce surged 88.5%, among the fastest growth of any mid-sized Canadian city. Thousands now work in software development, fintech, game design, and health tech.

You’ll find homegrown innovators like Digital Extremes (creator of Warframe), Big Blue Bubble, and Info-Tech Research Group anchoring a creative, well-connected ecosystem. Startups thrive here too, backed by TechAlliance and Fanshawe Innovation Village.

Pro Tip: If you’re in healthcare, tech, or skilled trades, London offers a rare mix of career stability and affordability. You can build your future here without the big-city grind.

How do you get around London, Ontario?

London is a city built for convenience. Whether you’re commuting across town, catching a train to Toronto, or crossing the border for a weekend in Detroit, everything feels within reach thanks to solid transit, easy driving routes, and growing cycling infrastructure.

Local Transit (London Transit Commission)

The London Transit Commission (LTC) runs an extensive network of routes across the city, with accessible vehicles and real-time tracking apps. Buses run frequently along main corridors connecting Western University, Fanshawe College, Masonville, and downtown, making it easy for students and professionals to get around without a car.

Accessibility is a major focus. Routes are wheelchair accessible, and the LTC also provides specialized door-to-door services for seniors and residents with mobility challenges.

Cycling and Walkability

London continues to expand its network of bike lanes and multi-use trails, including links that strengthen the Thames Valley Parkway (TVP). The city’s Active Transportation Plan aims to make cycling, transit, and walking a bigger part of daily life over the coming decades.

Walkability varies by area, but core neighbourhoods like Old North, Wortley Village, SoHo, and downtown make car-free living easier, with shops, schools, and cafés within walking distance. Elsewhere, plan on owning a car.

Driving and Regional Connections

For drivers, London offers short, low-stress commutes. Most trips across the city take 15–25 minutes, and parking is generally easier and cheaper than in the GTA.

Regional drives are straightforward:

Destination	Direction	Driving Time	Route
Toronto	East	~2 to 2.5 hours	Highway 401 (approximately 190 km, driving)
Detroit	West	~2 hours	Highway 401 to the Windsor–Detroit border crossing (approximately 190 km, driving)

Toronto

Direction: East
Driving Time: ~2 to 2.5 hours
Route: Highway 401 (approximately 190 km, driving)

Detroit

Direction: West
Driving Time: ~2 hours
Route: Highway 401 to the Windsor–Detroit border crossing (approximately 190 km, driving)

Driving distances and times are approximate, via Highway 401 (Google Maps); train figures from VIA Rail.

VIA Rail and Highway Access

London’s VIA Rail station serves as a regional hub, with frequent daily service to Toronto (express trips as quick as about 2 hours 10 minutes) and routes to Windsor, Sarnia, and cross-country lines.

The 401 corridor runs directly along London’s south edge, giving drivers fast access to Kitchener, the GTA, and Southern Ontario, and it’s the route most of our long-distance shipments take in and out of the city.

Pro Tip: Many newcomers find London’s size just right, big enough for reliable transit and regional access, but small enough that your commute rarely takes more than 20 minutes.

What is the Lifestyle, Outdoor Life, and Family Fit in London, Ontario?

London blends big-city culture with small-city ease, a good fit for families, professionals, and anyone who values green space and community.

Outdoor Life: With the 45 km Thames Valley Parkway linked to over 150 km of connected multi-use pathways (City of London) and iconic parks like Springbank and Gibbons, outdoor living is part of daily life. Storybook Gardens adds family fun year-round with rides, splash pads, and winter skating.

Schools & Healthcare: Public, Catholic, and French Immersion schools pair with leading hospitals such as London Health Sciences Centre and St. Joseph’s, offering strong care and education at every stage of life.

Culture & Food: From Sunfest and Rock the Park to a booming craft-beer and food scene, London delivers festivals, flavour, and friendly energy that make it feel both lively and livable.

10 Fun Facts About London, Ontario

Here are 10 facts about London that reveal its mix of history, creativity, and character:

Named after London, England: The city sits on its own River Thames, and even has a Covent Garden Market (operating since 1845), echoing its English namesake.
Rachel McAdams grew up nearby: The Oscar-nominated star of The Notebook and Mean Girls was born in London and raised in nearby St. Thomas, Ontario.
Birthplace of Labatt: Labatt Brewing Company, one of Canada’s largest brewers, was founded in London in 1847.
Eldon House: Built in 1834, this heritage manor is London’s oldest continuously occupied residence, now preserved as a museum and city landmark.
The Forest City: With hundreds of parks and one of Ontario’s densest urban tree canopies, London lives up to its nickname.
UNESCO City of Music: London joined the UNESCO Creative Cities Network as a City of Music, recognized for its live scene, record labels, and iconic venues.
Fanshawe College Powerhouse: With tens of thousands of students across 200+ programs, Fanshawe ranks among Canada’s largest colleges and is a key source of local innovation.
Wortley Village Charm: Once crowned a winner in a national “great neighbourhood” contest, Wortley Village is prized for its walkability, historic homes, and tight-knit community feel.
Old East Village Revival: Once industrial, this district has reinvented itself with craft breweries, vintage shops, and The Market at Western Fair, one of Ontario’s top indoor food and artisan hubs.
Home of Guy Lombardo: The famed bandleader behind the New Year’s Eve standard “Auld Lang Syne” was born and raised in London.

What We’ve Learned Moving Families Into London

I run MTS Moving, a second-generation long-distance mover based in Mississauga and a member of the Canadian Association of Movers (CAM). We bring households into London along the 401 corridor most weeks, and a few things consistently catch newcomers off guard:

Heritage streets are tight. Old North and Wortley Village are as pretty as the listings suggest, century homes, mature trees, narrow one-way stretches, and little driveway room. On those streets our crews often stage the truck a short walk from the door and shuttle with a smaller vehicle rather than block a lane. If you’re closing on a heritage-district home, tell us early; it changes how we plan the day.
Late August to September is the crunch. With Western and Fanshawe turning over student housing, London’s busiest moving weeks land right before the fall term, so trucks and preferred dates book out first. If you can move mid-week or outside that window, you’ll have more choice and usually a better rate.
Long-haul deliveries come with a window, not a stopwatch. Coming from Alberta or BC, your shipment travels several days across the country, so we quote a delivery window rather than a single arrival hour, weather and traffic on the 401 near Toronto both move the needle. We’d rather set that expectation honestly than promise a time we can’t keep.
Fixed quotes, in writing. We price long-distance moves up front from a video walk-through, so the number you approve is the number you pay, barring changes you make to the job. No surprise charges on delivery day.

Pro Tip: Fall is London’s busiest moving season, especially around student-housing turnover. Reserve early to lock in your preferred date and rate.

Is London, Ontario a Smart Move for You?

London offers a genuine middle ground: big-city amenities without big-city housing costs. Families get green space and schools, professionals get short commutes and a growing job market, and remote workers get a relaxed, connected community. The honest trade-offs are a car-dependent layout outside the core, a downtown still finding its footing, and prices and rents that have risen sharply with the city’s growth. For most people relocating from the GTA or out west, the math still works out in London’s favour.

FAQs About Moving to London, Ontario

Is London, Ontario a good place to live? Yes. London consistently ranks among Ontario’s more livable mid-sized cities thanks to its balance of affordability, safety, and quality of life. With solid schools, a growing job market, and plenty of parks and cultural attractions, it suits families, professionals, and retirees alike.

How much does it cost to live in London compared to Toronto? London is notably cheaper than Toronto, driven mostly by housing: the benchmark home price is about $570,000, versus a Greater Toronto average of roughly $1.07 million. Rent and car insurance are lower too, while provincially-set utilities are similar.

What are the best family neighbourhoods in London? Top-rated family areas include Byron (close to Springbank Park), Masonville/Uplands (modern, near good schools), and Old North (heritage charm and walkability). Westmount and Oakridge are also popular for their quiet streets and access to amenities.

Is London a safe city? London maintains a relatively low crime rate compared to other Ontario cities of similar size. Most neighbourhoods are family-oriented, with strong community engagement.

What’s the job market like in London, Ontario? London’s economy is diversified across education, healthcare, manufacturing, and tech. Major employers include Western University, London Health Sciences Centre, Fanshawe College, and companies like 3M Canada and Digital Extremes, making it a stable market for both professionals and skilled trades.

Is London, Ontario the Right Place for You? What to Know Before You Relocate