Buying a Student House in Guelph, Ontario

As a student in Guelph, maximizing your money is important… but did you know that when it comes to student housing, it’s often a better investment to own vs. rent? In the long-term, students in Guelph find themselves paying sometimes upwards of $1,000 a month for room and board, essentially tirelessly paying off their Landlord’s mortgage, one month’s rent at a time! Owning a student home allows you to generate stable income, assume ownership over a property and break into the market at a buyer-focused time where prices are stabilized, and inventory is high.

Let’s break down some of the topics you will want to know more about if you are interested in investing in a student home in Guelph.

Have Your Money Make YOU Money

Renting for 4 years:

$700–$1,200/month per student
Zero equity
No control over housing quality, roommates, or stability

Owning for 4 years:

Rental income can cover part or all of the mortgage
Parents/students build equity
Flexibility to choose roommates
Option to sell later for a profit

Buying is often less expensive than renting over a 4-year degree.

Student Resources

Guelph

Why Live in Downtown Guelph

Should I Rent or Buy in Guelph?

Off Campus Living Page

First Time Buyer

My husband and I are first time home buyers and we were thrilled to have worked with David Coccia. We chose to work with him based on his investment experience and it was clear that he was very knowledgable and confident in this area. His outlook on home buying complimented ours so well and we ended up purchasing a home that we are so happy and proud to be in! He made the sometimes roller coaster ride of home buying feel much smoother. 10/10 would work with David again!

- Liv. M

First Time Buyer

As a first time home buyer I couldn’t have asked for a better support team. Michael and the Capstone team went above and beyond to help make the transaction smooth and seamless. Thank you all for helping us start our new journey.

- Tabi. L

First Time Buyer

Georgia helped us buy our first home which we will get soon! She has helped us through this process and we are very excited to move in soon! She made this process less stressful, she is attentive and very accommodating for meeting up etc. We highly recommend the capstone group including Georgia Lavarini!

- Nicolette. V

Trusted Experience

I had the pleasure of working with David, and I can’t say enough great things about the experience. From start to finish, he made the entire process smooth and stress-free. He is incredibly knowledgeable about the market, patient with all my questions, and truly took the time to understand what I was looking for.

- Florence. H

High Rental Demand • Low Vacancy • Strong Returns

Guelph consistently ranks as one of the most competitive student housing markets in Ontario. With thousands of students entering U of G every year and a limited supply of purpose-built rentals, demand massively outweighs supply.

This creates a unique opportunity for:

Parents buying for their students
Students buying with friends and family
New investors entering into this niche market

Key advantages:

✔ Predictable rental income
✔ Low vacancy rates
✔ Ability to house your student affordably
✔ Properties often cashflow
✔ Strong resale value

Book A Buyer’s Consultation

Financing For Students

Parents Buying for Students

Owner-Occupied vs Investment Property

How you plan on utilizing the home will dictate how the home is financed. If you plan on staying in one of the rooms, it is “owner-occupied”, meaning lenders may treat the home as an “owner-occupied” mortgage, which often has different down-payment requirements than the standard mortgage. In many cases, these mortgage payments range from 5-10%. This situation is seen more commonly with duplexes and triplexes, where the new owner has the option to take over one unit for their personal use while profiting on the others.

A standard mortgage payment is expected when parents buy a home for their student/kid and choose to keep a bedroom for them and rent out the remaining rooms to other students. Lenders will treat this as an investment property, which is different than personal property because it means stricter rules, can have a larger down payment or a higher % mortgage.

Qualifying for a Mortgage

If you are planning on taking out a mortgage, there are many personal financial considerations to keep in mind. Lenders will review your income, credit score and debt ratios, often picking apart your entire personal financial portfolio to ensure you are responsible and reliable. In many cases, Lenders are far more strict with home mortgages for rental homes vs primary homes.

Cosigning

Co-signing a mortgage is common in instances where a parent or close affiliate of the interested buyer agrees to help offset the mortgage with expectations or payments made by the student or affiliate assuming the property. Co-signing can be beneficial if a buyer has perceived difficulty qualifying for a mortgage. A parent with a steady income, strong credit score and responsible history of payments for their primary residence are impressionable towards Lenders.

Depending on the structure of the mortgage, students can also benefit from the built-up equity in the property. When you work with a strong Realtor, you are making the first correct choice. Your agent will guide you through the best options for an investor’s perspective, seeking out homes that make sense in terms of monthly equity and ongoing maintenance costs.

Let’s break down a good example of why choosing the BEST Realtor matters; Last December, David Coccia on our team listed a 5-bedroom home located in the Kortright West neighbourhood. At the time, the seller was bent on selling the property, as their daughter was graduating. After much discussion, David and his client settled on renting out the property. David helped his client find a group of five students who were willing to pay a collective rent of over $5,000 a month, not only covering the mortgage of the home, but also allowing his client to profit generously on the home. After only three months of their lease, our client called David asking him to stay. on the lookout for other profitable income-generating student homes, having been very pleased with the suggestion to rent out the home.

Curious about Cosigning? Check out our blog post and find out if this is the right financing option for you!

Joint Ownership

Joint ownership is another form of owning and financing a investment property. However, it does come with some definite legal boundaries. Let’s say a parent and a student purchase. the home together. Each person will own the home equally and maintaining a strong, respectable relationship will be key to the longevity of their investment on the internal end. If something breaks or is damaged in the home, both the student and parent are potentially liable for these costs and will have to make these decisions jointly. Another important consideration is the presence of survivorship– meaning if one tenant passes away, the right to survivorship will surpass the estate and automatically revert to the other owner. While Joint Ownership provides a clear legal structure, it is not the best form of ownership for everyone and having the right agent to determine how you should invest yourself into a property is essential to protect your finances.

Co-signing a Mortgage: Pros and Cons

What To Expect

Step 1 — Book a Consultation

We learn your goals, budget, and what type of property fits best.

Step 2 — Explore Properties Near Campus

We focus on prime student neighbourhoods with strong rent history.

Step 3 — Get the Numbers

Cash flow projections, mortgage options, and total investment overview.

Step 4 — Offer Strategy & Negotiation

We guide you through every step, ensuring a competitive and confident offer.

Step 5 — Onboarding Tenants

We help you understand pricing, leases, and how to manage student tenants.

What’s The Average Home Price in Guelph?

Why Work with Capstone?

The Guelph Student Housing Experts

At Capstone, we’ve helped countless students and parents purchase high-performing rental properties around the University of Guelph.

David’s Experience Sets Our Team Apart:

10+ years specializing in student rental investment
Deep knowledge of U of G neighbourhoods & rental data
Proven track record helping families buy smart and sell profitably
Step-by-step guidance for first-time investors

You’re backed by real experience, real results, and a team that knows this market inside and out.

How to Choose a Realtor When Selling

Meet David Coccia

David Coccia — a seasoned property manager turned real estate agent who understands the student housing market better than any local realtor.
With over a decade of hands-on experience managing investment properties—specifically student-focused rentals—David has guided countless students and families looking to invest near the University of Guelph. Each year, he successfully closes a wide range of transactions, from high-performing investment properties to first-time buyers entering the market for the very first time.

If you’ve been considering entering the student market, now is an excellent time. The current buyer’s market presents a unique window of opportunity, with different strategies depending on your ideal property type. With David’s expert guidance and unmatched knowledge of the Guelph student housing landscape, he’ll help you choose the option that best suits your goals—and your budget.

Student Housing FAQ

Q: Can students buy with little income?
A: Yes, typically with a co-signer, a student can take out a mortgage and have the support of a family member or close affiliate who has the financial capacity to sign with them.

Q: How much down payment is required?
A: Depends if it’s a primary residence or rental — we can outline both scenarios in a discovery call to help you decide what makes the most sense for you.

Q: Is student housing profitable in Guelph?
A: Yes — high demand + stable rents = strong returns. We are here to help you find the property that is going to present you with the best opportunities today, and in years to come.

Q: Do you help screen tenants?
A: Yes, we can also help provide expert advice on what to look for and tap into our internal and external networking groups to help you find the right tenants for your property.