Understand King before you commit to an address
King is 333 square kilometres of the Oak Ridges Moraine with 27,000 people on it, most of them in King City, Nobleton and Schomberg. It carries the highest benchmark price of any municipality in this layer and one of the lowest populations, which is the same fact stated twice. The figures here come from two tables measured the same way in all 24 municipalities around Toronto: the board's own price index and the province's own tax return. The rent is a Toronto-wide figure rather than a local one, because nobody surveys rents municipality by municipality here.
What it actually costs to live here
Two calculators built on Ontario's own rules rather than a generic template: Canadian semi-annual compounding, the real minimum down payment tiers, and the closing costs this province charges rather than the ones it doesn't.
Rent or buy in King
Whether buying here beats renting, and the year it turns over. Both households start with the same cash and whichever has the cheaper month invests the difference, so the comparison is not rigged in either direction. Note that the municipal land transfer tax Toronto charges does not apply out here, which is worth real money.
Mortgage calculator
Semi-annual compounding, the payment frequencies that actually shorten the loan, the CMHC premium under twenty percent down and Ontario's 8% sales tax on it, and the provincial land transfer tax with its first-time buyer refund.
Then work out whether King is the right part of the region
There are no neighbourhood guides for King yet: the sourced, guide-by-guide treatment on this site runs to the City of Toronto's own neighbourhoods so far. What is here instead is the whole region on one comparable footing, and the city at the middle of it.
All 24 municipalities around Toronto
Every municipality in the four regions on one comparable footing: the benchmark price, the rate its council publishes, the rate a buyer actually pays once the 2016 assessment freeze is undone, and the gap between the two, which reorders the table.
Compare the region →Toronto, neighbourhood by neighbourhood
Sourced guides to the city at the middle of all this, one in each of its four community council areas, plus the two land transfer taxes a purchase inside the city limits attracts and this one does not.
Browse the city guides →What buying in King actually involves
Almost all of King is protected. The Oak Ridges Moraine Conservation Plan and the Greenbelt cover the great majority of the township, which caps what can be built and is the reason a large lot here costs what it does. It is also the reason the housing stock is overwhelmingly detached and the apartment index does not exist.
The effective tax rate here works out to the lowest in the layer, at about 0.44% of what a house is worth today. That is not a low levy: it is a published rate of 0.86% charged against an assessment frozen at January 2016 values, on homes that have almost doubled since.
Check these before you commit
- Well and septic, as almost everywhere outside the three villages, with tests on both
- Whether the property is inside the Greenbelt or the Oak Ridges Moraine plan area, and what that permits
- The condition and ownership of the road, and who plows it in February
- Insurance for a large rural property, which is priced quite differently from a subdivision house
The rent shown on these pages is CMHC's Toronto CMA average rather than a figure for this municipality, because the survey's zones are not municipal boundaries. It is marked as regional everywhere it appears and it is not a comparison between the places in this layer.
Sourced, dated, and separated from the guesswork
The calculators open with real King figures: the benchmark price, market rents, the property tax rate this city actually levies: each one cited and stamped with the period it describes. Every one of them is an editable input, because a figure that describes the whole city rarely describes your purchase.
Forward-looking rates are a different kind of number. Appreciation, rent inflation and investment returns are assumptions, not facts, and they are labelled that way wherever they appear. Read the research and sourcing methodology for how the line is drawn.
- Benchmark price and market rents: published statistics, dated to the month.
- Property tax, transfer costs and insurance premiums: the municipal and provincial schedules.
- Appreciation, rent growth and investment returns: assumptions you should change.
- Nothing here is a lender quote, a pre-approval or financial advice.