This article is intended to help University of Guelph parents who are searching for Guelph student rentals to purchase. This could either be for your own child, or as an investment. We help parents with a number of these purchases per year. Additionally, we’re parents of a university aged child, so we understand it personally!

And the timing may be perfect: as inventory rises in Guelph and we move into a balanced/ buyers market ,there are a lot more deals to be had when considering purchasing a home in Guelph.

Over the past few years (especially 2023-24), students have had a difficult time finding accommodation. And as we move through 2026, the problem doesn’t seem to be getting any easier. One notable example was the University of Guelph announcement on June 11, 2024, when the residence waitlist exceeded over 1200 students. This ripple effect could last years as students scrambled to find anything suitable.

This problem in Guelph student housing has continued to cast numerous problems in Guelph housing- for students, which is also severely impacting non-student rentals as well. These University of Guelph students, many of them still teenagers are left scrambling to find housing that may or may not even be close to the University.

As a result, many parents of children attending the University of Guelph have often opted to purchase a property.

We help many parents who are in this situation, so if you have questions about the process or what Guelph neighbourhoods to consider, we can certainly help! Call us directly at 519 546 3390.

Additional news headlines regarding student housing

Here are a few useful background articles about Guelph student housing. These links are dated 2024–2025, so they provide context rather than the latest status:

New first year student residence planned for 2028/2029 (Nov 2024)

UofG exploring new options to increase supply over 10 years (Dec 2024)

Student housing crisis (Macleans, April 2025)

Student housing project on pause (CTV, May 2025)

Buying student rental properties in Guelph

Parents have increasingly started purchasing homes that their child will live in during university. But: many parents have never considered getting into a student rental business (sound like you?).

Done properly, investing in Guelph real estate for your child could be a lucrative and less stressful option. Those considering a student rental in Guelph don’t necessarily need to be a large investor, or a parent of a child at University.

And if you are a parent, you can always keep it as part of a longer term investment strategy after your child graduates.

But here’s the insider tip: if you are considering buying a home for your child, financially you’ll do much better if you make a purchase before January. The 2nd best time- July or August. Why?

Because these are the times when students start looking to rent houses for the May 1/ Sept 1 start date. It’s also the time when many parents start looking for their child to buy- so, buying before this time often provides more options at cheaper prices.

Buying vs. renting near the University of Guelph: Let’s do the math

In Guelph right now, rent prices are some of the most expensive in Canada. Couple this with declining real estate prices in Guelph and you have a recipe for investment. Let’s compare rent vs owning costs.

Renting:

Your child is going to likely want to get together with a few friends to live together. Lets say they all pay $1000 per room x 4 rooms= $4000 per month.

This is the traditional way of sending a child to school. One monthly rent cost, sign a lease with a few friends and move year over year.

Buying:

Purpose built student rental properties are often 4 bedroom. A good example are the Solstice 1 and 2 buildings located at 1219/1291 Gordon St. These no frills condo units are basically upgraded dorms full of students and have study rooms, building wide wifi, a gym, party room and rooftop terrace.

For this historical example, assume a 4-bedroom unit costs $600,000. On a rental property, you would require a 20% downpayment (of which most people use a line or credit, savings or equity from their home to obtain). So, with a purchase price of $600,000- 20% ($120,000)= $480,000 mortgage:

A $480,000 mortgage at 5.59% fixed was approximately $2,955/month in this original illustrative example

Taxes and condo fees are $813

Total of $3,768 before insurance, repairs, vacancies, utilities and other ownership costs.

Outcome:

Renting: a private room (and sometimes private bathroom) in a prime location costs your child $1000 per month and the group $4000

Buying: In this scenario, the group pays you $4000 and the cost to own it is $3768. This means the rent could cover the expenses listed above, but it does not necessarily mean the property is profitable after all costs.

Over 3–4 years, mortgage principal may be paid down, and the property could appreciate or decline in value. Ask an accountant which expenses are deductible in your circumstances.

What do I need to know about buying a student rental?

There are a few things you should know about the rental market in Guelph to be successful:

Lease terms

The student lease cycle typically runs May 1 to April 30, so many investors begin their search early in January. Their hope is to close on a property around the timing of the new cycle. 

Where do students look to find rentals?

Most student rentals do not go through realtors. The best option for students to find rooms and landlords to advertise is The Cannon.

Students usually pay premium rent

Unlike renting to young professionals, students typically pay by the room. As an illustrative range from our original article, rooms have been advertised at $800–$1,100 per month (sometimes more). Verify current asking rents before relying on this range. This depends on condition of property, location and number of rooms.

Finding cashflow rentals is challenging with student housing in Guelph

There are many metrics investors use to determine the investment value of a home. Ideally out of the gate the property cashflows (brings in more money in rent than it costs to own). 

Finding a property that cashflows is becoming increasingly difficult in Guelph, although these properties do still exist. Guelph homes have increased significantly and market rent is not enough to cover the expenses to own it.

Landlords must often decide between a number of factors. One is whether they are OK with negative cashflow for long term appreciation. The other is what type of property: a detached house, a semi or townhouse, or condo such as 5 Gordon St.

Know the rules about students

For current requirements, consult the City of Guelph shared rental housing guidance.

The City of Guelph is pretty strict on student housing- as they should be. Occupancy, permitted use and lodging-house rules depend on the property and applicable bylaws. Confirm the requirements for the specific address with the City of Guelph before purchasing.

If your child is considering a house with several unrelated occupants, be sure to ask questions. Sometimes landlords will try to “make the financials” work by illegally piling students into a home. Which, as parents ourselves is terrifying.

Make sure you get student rental insurance

Student insurance is not the same as general home insurance. In fact, many insurers will not even provide a policy to investors of student housing in Guelph. Or, if they do it’s at a premium.

This doesn’t mean you just “pretend” the students are not students, because that could void your policy in the event of future damage.

Student home insurance makes sense for those renting out student housing in Guelph as it covers you for most types of property damage like fire, water damage, windstorm, etc.

Having this type of insurance also protects your assets against various lawsuits that can stem from owning a student rental.

What happens if I want to buy a student rental property in Guelph that already has tenants?

You don’t want to go down this route without guidance from a Guelph real estate agent. There are many pieces that need to come together to ensure that if you want a vacant property upon ownership, that you get one.

Done incorrectly it can become a very costly legal battle. But most importantly, if done incorrectly the previous tenants don’t have to move. And so, the property you’ve just bought becomes a battle ground for tenancy between the former tenants and you, the new owner.

In summary, students in Guelph rent a property with lease from May 1- April 30 (a “term lease”). A signed term lease trumps everything and you cannot simply tell a tenant they need to move out within the term.

If you wish to have a property vacant for your child to move into upon closing, a series of documents and paperwork need to be filled out in advance, including careful wording in an Agreement of Purchase and Sale and, only where legally appropriate, the correct Landlord and Tenant Board process. An N12 is not automatically available in every situation, and vacant possession is not guaranteed. Get legal advice before relying on a vacancy date.

Here are some of the popular off Campus Guelph student rental options, either to purchase or rent:

In Guelph, most students enter off campus housing after their first year in residence. Although students could live in most areas of Guelph, these are some of the more popular options due to proximity to transit, amenities and campus.

302 College Ave.

Within walking distance to University of Guelph, this townhome development built in the early ‘90s with a high student population. College Ave. townhomes range in size, have 3-4 bedrooms. The average price was $650,000 in late 2022 (historical figure, not a current valuation).

1055 Gordon St and 1155 Gordon St.

Built in 2006, this development is located south of the university. It’s conveniently located directly on Gordon St. with high-frequency bus routes travelling to the university. Also, highly student-populated, the average price here in fall 2022 was roughly $700,000 (historical figure)

1219 and 1291 Gordon St (Solstice 1 and 2)

Purpose built for students, these are self proclaimed “premium student rentals”. most of the units in these two developments are 4 bedrooms, with the odd smaller unit. As far as Guelph student rentals go, these are popular for students and investors.

High speed internet and most utilities are covered in the monthly maintenance cost. Additionally, the properties have study areas on each floor, party rooms, games room, exercise rooms, bike lockers and more.

Both of these properties are located directly across the street from a major Guelph bus route.

One note: lenders tend to be a little tougher on these buildings and may require a larger downpayment on a purchase. This may also trigger a higher mortgage rate- for the best mortgage rate options, read this blog.

Many student houses are 3- or 4-bedroom houses or apartments. Recently built units have 4 equal size rooms, there is no master bedroom or one large bedroom and 3 small. Student rooms are all the same in these

142 York Rd.

This development was built in 2004 and is almost 100% student exclusive. With 4 bedrooms and 2 bathrooms, this dorm-like stacked townhouse setup is a convenient walk across York Rd. Park to Gordon St. There are only 24 units in this development and they are hard to come by. In 2022, there were a number of sales- one ever over $700,000. The average was around $600,000 in 2022 (historical figure).

There are no student amenities in this development- the condo fees are just to take care of the property. The development is pretty bare bones, which for some investors is a good thing. This way, less can go wrong that would impact future reserve funds or condo fees.

Semi detached homes in the areas around Stone Road Mall

If you want to save on condo fees, freehold (no fees) semi detached homes are a great alternative. These can be found in a variety of areas including Cole Rd and Mason Ct.

The benefit of a freehold semi is that you don’t have condo fees. The downside is that you are responsible for all the exterior elements and maintenance yourself.

Should I be nervous about renting to students?

Not if you do your due diligence.

Renting to students is not about renting to female students versus male students. It’s about getting the right students for your property.

This means screening prospective tenants consistently and lawfully, checking appropriate references and understanding how rent will be paid. Ask for professional advice on Ontario tenancy and human-rights requirements before choosing screening criteria.

You’ll find that most student rentals in Guelph are within a 1km proximity of the University of Guelph campus. They’re close to the grocery store, bus stops, easy access or a short walk to campus.

Considering purchasing a student rental in Guelph?

Beth and Ryan Waller are Guelph real estate agents with Keller Williams Home Group Realty. We help many parents buy student rental properties in Guelph and we can help you too! Give Ryan a call directly at 519 546 3390!

FAQs

Is buying a house for a University of Guelph student a good investment?

For some families, purchasing a property while a child attends the University of Guelph can provide both housing and a long-term investment. Instead of paying rent, parents may choose to build equity while potentially renting additional bedrooms to other students.

Can my child rent rooms to other students if we buy a house?

In many cases, student homeowners rent extra bedrooms to other students to help offset mortgage costs. However, it’s important to understand local bylaws, licensing requirements, and property standards that may apply to rental properties in Guelph.

What types of homes are best for student rentals near the University of Guelph?

Homes with multiple bedrooms, functional layouts, and proximity to campus or major bus routes tend to be most desirable for student rentals. Properties that allow for comfortable shared living spaces are often the most practical.

How close should a rental be to the University of Guelph?

Many students prefer housing within walking distance or along direct transit routes to campus. Areas close to the university, major bus routes, and local amenities are typically the most convenient for student living. However, others prefer to be in more residential type areas, especially if they have access to a car.

How much is the downpayment required in order to buy a student rental?

For a non-owner-occupied rental property, lenders commonly require at least 20% upfront; the exact requirement depends on financing and occupancy as a downpayment. For example, if the purchase price is $600,000 most lenders will require $120,000 upfront in order to receive a mortgage for the remaining $480,000.

For more local information, explore our Guelph neighbourhood guides, current Guelph homes for sale and Guelph market updates.