Most of the following statistics are from CMHC (Canada Mortgage and Housing Corporation) publications and Statistics Canada.  Specific sources for each chart and table are indicated.   

Housing In HRM – Key Indicators

The housing market is complex and the cost of housing is determined by a number of factors such as:

• Consumer preference

• Employment and income

• Housing starts

• The cost of construction

• The cost and availability of labour

• Inflation

• Interest rates

• Government policy and taxation 

According to one recent study the key determinants of housing price in Canada were the cost of land, interest rates and inflation (Source: Fauvel. Y. Variations in Housing Prices in Canada. 2005).    

The monitoring of housing markets typically involves the tracking of land available for development, building permits (for new construction, renovation or retrofitting), the construction and sale of various types of housing, the actual housing and rental prices, and vacancy rates. In addition, the age, size and condition of the housing stock can provide insight into the quality of available housing.  Affordability can be monitored by assessing of the proportion of income that households spend on shelter. The core housing need indicator provides a gage of the need in the community for subsidized housing.

Housing Type - changes in stock over time

There were 144,435 dwelling units in HRM in 2001. Between 1996 and 2001 there was a 5% increase in HRM population but a 10% increase in the number of dwellings.  This is because household are getting smaller and more people than ever before are living alone. 

HRM is composed of urban, suburban and rural communities and the geography of housing distribution reflects this diversity.  About a third of the housing is located in the urban core (33%), nearly a half is located in suburban areas (46%) and 21% is in the rural areas. 

Just over 50% of all dwellings in HRM are single-family homes, while 33% are apartment buildings – many of them of lower density (less than 5 stories). It is estimated that over 20% of HRM’s rental housing stock is in the form of auxiliary dwellings – in buildings with less than 3 units.  HRM may be fairly unique among Canadian municipalities in that the condominium market is still fairly new and new rental accommodation continues to be constructed.  Semi-detached and row houses constitute 10% of the total housing stock, while movable (mobile) homes comprise just over 2% of all units.

There was an increase in most housing forms since the last Census, but there was a significant loss in the number of duplex apartments and movable dwellings.

Change in HRM housing stock 1991-2001

Source: Statistics Canada 1991, 1996 and 2001 Census as reported in Tomalty and Cantwell (2004).  

Rental Dwellings vs. Owned Dwellings by Area

Census data indicate that approximately 62% of all households in HRM own their own home (which is one of the highest ownership rates in Canada), while 38% of the households rent.  Not surprisingly, the proximity of services, employment and education in the urban core (Halifax and Dartmouth) make conditions attractive for renter households.  In some of the rural areas there may in fact be a shortage in rental accommodation. 

Tenure of HRM households by CMHC Rental Zones

Source: Statistics Canada, 2001 Census Special Tabulation based on CMHC Rental Zones

Average Residential Prices 

Housing prices have seen a steady growth in the last 6 years. The average price of a home in HRM stands at $162,486 which is lower than the average in Canadian urban centres, but quickly catching up to other medium sized cities.  Low interest rates and improved availability of financing instruments has placed homeownership within reach of a greater number of households: between 1996 there was a 16% growth in the number of owners as compared to 8.8% increase in the number of renters.

Vacancy Rates

Vacancy rates represent the percentage of housing units that are unoccupied in a given area.  Rental markets with vacancy rates lower than 3% are considered to be very tight.  Vacancy rates in Halifax eased slightly in 2005 after a significant decline over the last five years. In 2005 vacancy rates were the lowest for bachelor and one-bedroom apartments at 2.8% and geographically they were also the lowest in Peninsula South and Mainland North.  For more detailed information, please refer to the Community Fact Sheet on Vacancy Rates and Average Rents in HRM.

Vacancy Rates in Apartment Structures of 3 + units (1997-2005)

Source: CMHC Annual Rental Market Survey 1997-2005.

Average Rents

The CMHC survey breaks down average monthly rents by the size of dwelling – bachelor, one, two and three bedroom.  The data is collected only for apartments of three or more units.  Rental prices between 2003 and 2004 increased between 3%-6% for the various types of the dwellings.  Rents increased approximately 2% for 1 and 2-Bedroom apartments between 2004 and 2005, while rental prices decreased slightly for bachelor apartments and by 6% for 3-Bedroom apartments.  For more detailed information, please refer to the Community Fact Sheet on Vacancy Rates and Average Rents in HRM.   

Average Monthly Rents for Halifax CMA (2003-2005)

Source: CMHC Annual Rental Market Survey Halifax CMA 2003, 2004, 2005

Average Household Incomes

As housing affordability is a function of both house prices or rental rates and incomes, one has to assess both variables before any determination can be made of how expensive a particular market is. 

As of the 2001 census, there were 144,080 households in HRM and a population of 359,183. As this table indicates, the average HRM household income in 2000 was $56,361 or a few thousand dollars lower than the national average of $58,360, but 16% higher than the Nova Scotia average.

When household income is partitioned between those who own their own home and those who rent, the average household income of HRM homeowners is identical to the national average. However, the income of renters is about 6% lower than the national average and is less than half of the income of owners.

Average Household Incomes (2000)

Source: CMHC and Statistics Canada

Core Housing need in HRM (excludes farm, band and reserve households)

This core housing need data provided is based on a CMHC analysis of Census of Canada data. Further information is available free online from:

CMHC – The Canada Mortgage and Housing Corporation, Research Highlights

Please note that this information contains revised estimates of core housing need recently released by CMHC. The revisions correct for households that were misclassified when Statistics Canada applied core housing need to both the 1996 and 2001 Censuses. Further information about the misclassification may be found here.

Individuals and families that do not have adequate income to access housing that meets general standards of adequacy, suitability and affordability are said to be in core housing need.  These standards have been adjusted over time to reflect the housing expectations of Canadians.  It is important to note that farm households and those that live on reserves are not included in the calculations.  

Adequate dwellings are those reported by their residents as not requiring any major repairs.

Suitable dwellings have enough bedrooms for the size and make-up of resident households, according to National Occupancy Standard (NOS) requirements.

Affordable dwellings cost less than 30% of before-tax household income.

Proportion of owners and renters in core need in HRM and

as compared to other Canadian CMAs

Since 1991 the total number of households in HRM that lived in core housing need increased from 16,835 (14.3%) in 1991 to 22,385 in 2001 (16.3%). There was however a small reduction in the proportion of all households in core need between 1996 and 2001, particularly among renters.    

Change in the proportion of households in core housing need as

a proportion of all households in HRM 1991-2001

It is difficult to penetrate certain statistics and translate them into a tangible reality. The table below attempts to provide some understanding of the great diversity of households (and therefore individuals in those households) who cannot access affordable housing that meets accepted standards. 

Of all core need households, 73% are renters while 27% own their own home.  Looking at the right hand of the table, we see that 26% of the heads of core need households are seniors, 8% are immigrants, 50% are households composed of single (non-family) individuals, 24% are lone parent households, and 2% are Aboriginal households.

Selected breakdown of core need households in HRM (2001)