Updated: April 2025  |  bremo.io financial guides

Kingston Ontario Student Housing Guide 2025

Kingston's student housing market is dominated by Queen's University, with secondary demand from St. Lawrence College's Kingston campus. With over 25,000 students at Queen's alone, the student housing market is one of the city's most active real estate segments — both for renters and for parents and investors who purchase properties to house students.

Student Rental Market Overview

Off-campus student housing in Kingston is concentrated in a radius around Queen's University campus, primarily west of Division Street and north of Highway 401. This area — informally known as the University District or "the ghetto" (a term used affectionately by Queen's students) — contains hundreds of older homes converted to multi-bedroom student rentals.

Student rental rates in Kingston (per room/month):

• Shared house near campus: $750–$1,100 per room (utilities sometimes included)
• Basement apartment (1 bed): $1,300–$1,700/month
• One-bedroom apartment off-campus: $1,400–$1,900/month
• On-campus residence (Queen's): $13,000–$17,000 per year (included in academic package)

Queen's University Off-Campus Housing

Queen's provides a housing registry service connecting students with landlords. The majority of second-year and beyond students live off campus. Housing searches typically happen in January–February for the following September, meaning the market moves early. Students who wait until summer find much less selection.

Key areas for Queen's student housing:

• Aberdeen Street and Victoria Street area: Closest to campus, highest demand, highest prices
• Sydenham Street and Clergy Street: Within easy walking distance, good mix of housing types
• Johnson Street and Earl Street: Slightly further, slightly more affordable, still popular
• Downtown Kingston: Popular with upper-year and graduate students who want urban amenities

Buying a Student Rental Property in Kingston

Parents purchasing a property for their child to live in while at Queen's — and renting to their child's housemates — is a well-established practice in Kingston. The economics can be compelling: rental income from housemates partially or fully offsets mortgage costs, and you own an asset that has historically appreciated well.

Key considerations for parent-buyers:

• You are purchasing a rental property — you pay 20% minimum down payment and do not qualify for first-time buyer programs if your child is not on the title
• Factor in property management, maintenance (student houses see more wear), and vacancy between tenant rotations
• Research Kingston's licensing requirements for student rental properties
• Older homes in the University District may need updates — budget accordingly
• Plan your exit strategy: sell upon your child's graduation, convert to another use, or hold as an ongoing investment

Kingston's Student Rental Regulations

Kingston City Council has regulations regarding multi-unit housing in the University District. Properties being used as multi-unit student rentals (rooming houses) may require a rooming house licence depending on the number of unrelated occupants and the property configuration. Consult the City of Kingston's planning and licensing office before purchasing a property specifically for student rental.

Short-Term Rentals and Student Housing

Some landlords have experimented with short-term rentals (Airbnb) during the summer months when student tenants are away. Kingston's short-term rental regulations require a municipal licence. Properties with a short-term rental licence in high-demand areas can generate $100–$180/night during summer tourism season, helping fill the revenue gap between academic year student tenancies.

Tips for Students Renting in Kingston

• Start your search in January for September move-in — the best houses go quickly
• Carefully read your lease — Ontario's Residential Tenancies Act protects you, but understand your obligations
• Budget for utilities if not included — electricity and gas can add $100–$200/person per month in older houses
• Consider living closer to the hospital/downtown if you are in graduate programs outside campus
• Living with others (3–5 people) dramatically reduces per-person housing costs