Old University / Dovercliffe Park
This area really should be two areas- Old University and Dovercliffe. Not only are they very different neighbourhoods, but they are divided by the Hanlon through the middle.
Old University is the area sandwiched between Downtown and the University of Guelph. This area has long been popular for student rentals, university staff and anyone in between. There are a wide range of homes here from duplexes to century homes and post war bungalows. In recent years, there has been a lot of infill development (tear down/ rebuild/ lot severance) as buyers and sellers creatively try to maximize land value. As of one of the most expensive areas of town, this neighbourhood is frequently setting new high resale value.
Buyers of Old University should consider the fact that many single family homes in this area have been converted to student homes. Although generally students are a great addition to an area, some buyers may prefer more stability in their neighbourhoods. Guelph does not have a specific contained area for student rentals and therefore a single family home could be resold and then developed into a student home. It’s worth noting that in Guelph, homes with more than two units are not permitted in a standard residential zone (R1/R2) unless specifically exempt by the City.
Dovercliffe is generally described as the area on the West side of the Hanlon Expressway. This area has a variety of homes built in the late 1960’s – late 1980’s including the always desirable backsplit/ sidesplit model. Homes in this area are more affordable than many parts of Old University as it also has options of townhouses and apartments. Although not as walkable to downtown, Dovercliffe is conveniently located within minutes of the shopping at Stone Road Mall and area businesses, as well as very easy access to the Hanlon Expressway and backroads to the KW area.