Wondering which neighbourhoods, tenant profiles, and property types deliver the best returns in Guelph? You’re in the right place.

Guelph offers a diverse mix of housing options and tenant demographics – from students and young professionals to families – each offering unique pros and cons for investors. In this first part of our series, we’ll explore one of the most popular and profitable tenant types: students.

Why Student Rentals Are So Attractive in Guelph

With roughly 25,000 of the University of Guelph’s 30,000 students living off-campus, the demand for rental housing is enormous — and incredibly consistent.

In years like 2024, on-campus housing couldn’t even accommodate all first-year students who wanted residence spots. This ongoing shortage underscores the strength of Guelph’s student rental market and the reliability of student tenants for investors.

Pros and Cons of Renting to Students

Like any investment, renting to students comes with advantages and challenges.

Pros:

• Constant, predictable demand year after year.
• Flexibility to adjust rents frequently due to turnover.
• High potential cash flow when renting by the room. Can get up to $1000/month per room!
• Parent guarantors

Cons:

• Higher maintenance needs and occasional turnover between school years.
• Greater oversight may be required to ensure the property is well-maintained.

Many investors hesitate, worrying about noise or parties, but the truth is that most students are respectful and responsible tenants. With proper screening and often with parents acting as guarantors, you can secure reliable renters and protect your income stream.

Types of Accommodations That Appeal to Students

Different property types suit different investor strategies. Here’s how each one performs in Guelph’s student market.

Purpose-Built Student Housing

Examples: Solstice 1 & 2 (1219 and 1291 Gordon Street)

Purpose-built student condos are designed with amenities that cater directly to student life – think study lounges, gyms, rooftop patios, and secure access. Units typically feature four bedrooms, each with a private ensuite, providing privacy and modern comfort.

Pros:

• Easy to rent and maintain strong occupancy.
• Premium rent potential due to amenities and proximity to campus.
• Highly convenient for out-of-town investors.

Cons:

• Limited resale audience – appeals mainly to other student landlords.
• Financing can be trickier, often requiring a higher down payment.
• Value tied closely to ongoing student demand.

These properties perform best for hands-off investors looking for consistent, low-effort income.

Condo Townhouses

Example: 302 College Avenue West

Condo townhouses are another strong option, particularly popular among students for their balance of space, affordability, and convenience.

This complex, for instance, features over 200 townhouse units (typically 3–4 bedrooms) with access to amenities like a pool, visitor parking, and public transit. It’s close to Stone Road Mall, Highway 401, and of course, the University of Guelph.

Pros:

• Less maintenance for landlords.
• Attractive amenities and strong community appeal.
• Appeals to multiple tenant types — students, young professionals, and families.

Cons:

• Monthly condo fees can reduce cash flow.
• Stricter rules compared to freehold properties.
• Smaller outdoor areas may deter some tenants.

Freehold townhouses can also be an excellent choice — they avoid monthly fees, though landlords must handle yard care and exterior maintenance themselves.

Detached Homes

Detached homes remain the gold standard for student rentals in Guelph, thanks to their size and flexibility.

Many offer four to six bedrooms, multiple bathrooms, and layouts ideal for shared living. Renting to groups of friends often reduces mid-year turnover and minimizes conflict.

Homes with low-maintenance finishes, updated kitchens, and at least two full bathrooms rent quickly and command top rates.

One consideration: streets heavily concentrated with rentals may have lower property upkeep, affecting resale appeal. Still, these neighbourhoods offer fewer neighbour complaints and high rental consistency.

Best Neighbourhoods for Student Rentals in Guelph

Kortright West
This neighbourhood consistently ranks as one of the best for student rentals thanks to its close proximity to the University of Guelph, public transit, Stone Road Mall, and an abundance of restaurants. It also attracts families and first-time buyers, creating a stable mix of residents.

Dovercliffe / Old University
A charming, historic area between the university and downtown. It’s walkable, transit-friendly, and close to the GO Train — appealing to both students and professionals. Dovercliffe, slightly farther from the core, offers more affordable homes and many with accessory apartments.

Pineridge / Clairfields
Popular among mature students, this newer area features modern condos and townhomes with minimal upkeep. With direct bus routes to the university, nearby shops, restaurants, and easy 401 access, it’s a strong choice for landlords looking for newer builds and reliable renters.

Final Thoughts

Renting to students in Guelph remains one of the most reliable and high-demand investment opportunities in Ontario. Strong enrolment, low vacancy rates, and steady appreciation create a powerful combination for long-term growth.

But like any investment, success depends on choosing the right location, property type, and tenant strategy.

Stay tuned for Part 2, where we’ll explore the opportunities and challenges of renting to young professionals and families in Guelph — and how each tenant profile can shape your investment returns.