Business
Costly construction isn’t the culprit behind unaffordable housing

From the Frontier Centre for Public Policy
By Wendell Cox
Land restriction creates what amount to land cartels. A now smaller number of landowners gain windfall profits, which, of course, encourages speculation
The latest Demographia report on housing affordability in Canada, which I produce for the Frontier Centre for Public Policy, reveals that over half of the 46 Canadian housing markets we assess are severely unaffordable. In fact, Vancouver and Toronto rank as third and 10th least affordable, respectively, among the 94 major global markets included in our latest international housing affordability study.
To evaluate housing costs, we utilize the “median multiple,” which divides the median house price within a given market (census metropolitan area) by its median household income. A multiple equal to or less than 3.0 is categorized as “affordable,” while anything exceeding 5.0 is labelled “severely unaffordable.”
Among the major Canadian housing markets, Vancouver (with a median multiple of 12), Toronto (9.5), Montreal (5.4), and Ottawa-Gatineau (5.2) fall into the severely unaffordable category. Vancouver has maintained a high median multiple for several decades, while Toronto has been in this range for approximately two decades. The increased prevalence of telecommuting has recently contributed to Montreal and Ottawa-Gatineau’s affordability challenges, leading to a surge in demand for larger homes and properties in more distant suburbs. In contrast, housing in Edmonton (4.0) and Calgary (4.3) remains comparatively affordable.
In Toronto and Vancouver, the implementation of international urban planning principles, particularly those promoting anti-sprawl measures like greenbelts and agricultural preserves, has led to unprecedented price hikes. This “urban containment” approach has consistently driven up land values where it has been adopted. And high land values rather than increased construction costs are what explain the substantial disparity between severely unaffordable and more budget-friendly markets.
Land restriction creates what amount to land cartels. A now smaller number of landowners gain windfall profits, which, of course, encourages speculation. Maintaining or restoring affordability requires eliminating windfall profits by ensuring a competitive market for land.
Another issue arises from urban planners’ preference for higher-density housing, such as high-rise condos. Some households may prefer high-rise living, but families with children typically seek housing with more land, whether detached or semi-detached. When they’re priced out of good housing markets, their quality of life suffers and they may even fall into poverty.
The troubling paradox is that unaffordable housing is far more common in markets like Vancouver and Toronto, which have embraced the planning orthodoxy — which is supposed to produce affordable housing. The same applies to international markets like Sydney, Auckland, London and San Francisco, where urban containment and unaffordable housing have gone hand in hand.
What’s the solution? Give up on urban containment and make more land available for housing. But wouldn’t that threaten the natural environment, as critics of Ontario’s recent attempt to allow development of a sliver of its greenbelt argued?
Not at all. It’s true that land under cultivation in Canada has been declining steadily over the years. But the culprit is improved agricultural productivity, not urban expansion. According to Statistics Canada, between 2001 and 2021, agricultural land shrank 53,000 square kilometres. That’s about equal to the land area of Nova Scotia. And it’s about triple all the area urbanized since European settlement began. Even in Ontario and B.C. where most of the severely unaffordable markets are concentrated, urban expansion from 2016 to 2021 took up less than one-quarter of the agricultural loss over that period. Urban expansion is not squeezing out agricultural land.
Given all this, what should we do about affordability? In my view, three things:
First, it’s essential to acknowledge that Canadians are already addressing the issue by relocating from pricier to more affordable regions. Housing is more affordable in the Atlantic and Prairie provinces and areas in Quebec east of Montreal. So it’s not surprising there is now a net influx of people to smaller, typically more affordable, locations. In the past five years, markets with populations exceeding 100,000 have collectively witnessed over 250,000 people moving to smaller markets.
Second, make more land available for development in increasingly unaffordable markets like B.C., southern Ontario, and the Montreal-Ottawa corridor. One way is with “housing opportunity enclaves” (HOEs), in which traditional, i.e., not high-density, housing regulations would apply, but essential environmental and safety regulations would. The aim would be to provide middle-income housing at the price-to-income ratios that were typical before urban containment came along and housing across the country was largely affordable.
Market-driven development would be ensured by relying on the private sector to provide housing, land, and infrastructure, a model that has been successful in Colorado and Texas. Current residents would maintain their property rights but could sell to private parties and First Nations for development.
HOEs would be situated far enough outside major centres to take advantage of low-priced land, prioritizing areas with the largest recent agricultural land reductions. Communities likely would resemble Waverly West in Winnipeg or The Woodlands in Houston, with ample housing space and yards for families with children.
These new communities would attract people working at least partly from home. Jobs would naturally follow, creating self-contained communities where most commutes occurred within the HOE. To ensure a competitive market and prevent land cost escalation, HOEs must have ample land available.
Third, public authorities should allocate an ample amount of suburban land to safeguard reasonable land values in the Prairie and Atlantic provinces, as well as in Quebec east of Montreal. This would allow currently more affordable markets such as Quebec City, Calgary, Edmonton, Winnipeg, Moncton and Halifax to accommodate interprovincial migrants without jeopardizing their affordability.
Provincial and local governments would need to monitor housing affordability multiples on at least a five-year cycle, and legislatures, land use authorities and city councils would have to allow enough low-cost land development to maintain price-to-income stability.
It’s not enough just to provide enough building lots to meet projected demand. The goal should be to enable builders to provide housing at prices middle-income households can afford. The key to that is affordable land.
Wendell Cox is a Senior Fellow at the Frontier Centre for Public Policy. He is the author of 2023 Edition Of Demographia Housing Affordability In Canada and has been featured on Leaders on the Frontier – Cost of Living Under Crisis With Charles Blain.
2025 Federal Election
As PM Poilievre would cancel summer holidays for MP’s so Ottawa can finally get back to work

From Conservative Party Communications
In the first 100 days, a new Conservative government will pass 3 laws:
1. Affordability For a Change Act—cutting spending, income tax, sales tax off homes
2. Safety For a Change Act to lock up criminals
3. Bring Home Jobs Act—that repeals C-69, sets up 6 month permit turnarounds for new projects
No summer holiday til they pass!
Conservative Leader Pierre Poilievre announced today that as Prime Minister he will cancel the summer holiday for Ottawa politicians and introduce three pieces of legislation to make life affordable, stop crime, and unleash our economy to bring back powerful paycheques. Because change can’t wait.
A new Conservative government will kickstart the plan to undo the damage of the Lost Liberal Decade and restore the promise of Canada with a comprehensive legislative agenda to reverse the worst Trudeau laws and cut the cost of living, crack down on crime, and unleash the Canadian economy with ‘100 Days of Change.’ Parliament will not rise until all three bills are law and Canadians get the change they voted for.
“After three Liberal terms, Canadians want change now,” said Poilievre. “My plan for ‘100 Days of Change’ will deliver that change. A new Conservative government will immediately get to work, and we will not stop until we have delivered lower costs, safer streets, and bigger paycheques.”
The ’100 Days of Change’ will include three pieces of legislation:
The Affordability–For a Change Act
Will lower food prices, build more homes, and bring back affordability for Canadians by:
- Cutting income taxes by 15%. The average worker will keep an extra $900 each year, while dual-income families will keep $1,800 more annually.
- Axing the federal sales tax on new homes up to $1.3 million. Combined with a plan to incentivize cities to lower development charges, this will save homebuyers $100,000 on new homes.
- Axing the federal sales tax on new Canadian cars to protect auto workers’ jobs and save Canadians money, and challenge provinces to do the same.
- Axing the carbon tax in full. Repeal the entire carbon tax law, including the federal industrial carbon tax backstop, to restore our industrial base and take back control of our economy from the Americans.
- Scrapping Liberal fuel regulations and electricity taxes to lower the cost of heating, gas, and fuel.
- Letting working seniors earn up to $34,000 tax-free.
- Axing the escalator tax on alcohol and reset the excise duty rates to those in effect before the escalator was passed.
- Scrapping the plastics ban and ending the planned food packaging tax on fresh produce that will drive up grocery costs by up to 30%.
We will also:
- Identify 15% of federal buildings and lands to sell for housing in Canadian cities.
The Safe Streets–For a Change Act
Will end the Liberal violent crime wave by:
- Repealing all the Liberal laws that caused the violent crime wave, including catch-and-release Bill C-75, which lets rampant criminals go free within hours of their arrest.
- Introducing a “three strikes, you’re out” rule. After three serious offences, offenders will face mandatory minimum 10-year prison sentences with no bail, parole, house arrest, or probation.
- Imposing life sentences for fentanyl trafficking, illegal gun trafficking, and human trafficking. For too long, radical Liberals have let crime spiral out of control—Canada will no longer be a haven for criminals.
- Stopping auto theft, extortion, fraud, and arson with new minimum penalties, no house arrest, and a new more serious offence for organized theft.
- Give police the power to end tent cities.
- Bringing in tougher penalties and a new law to crack down on Intimate Partner Violence.
- Restoring consecutive sentences for multiple murderers, so the worst mass murderers are never let back on our streets.
The Bring Home Jobs–For a Change Act
This Act will be rocket fuel for our economy. We will unleash Canada’s vast resource wealth, bring back investment, and create powerful paycheques for workers so we can stand on our own feet and stand up to Trump from a position of strength, by:
- Repealing the Liberal ‘No Development Law’, C-69 and Bill C-48, lifting the cap on Canadian energy to get major projects built, unlock our resources, and start selling Canadian energy to the world again.
- Bringing in the Canada First Reinvestment Tax Cut to reward Canadians who reinvest their earnings back into our country, unlocking billions for home building, manufacturing, and tools, training and technology to boost productivity for Canadian workers.
- Creating a One-Stop-Shop to safely and rapidly approve resource projects, with one simple application and one environmental review within one year.
Poilievre will also:
- Call President Trump to end the damaging and unjustified tariffs and accelerate negotiations to replace CUSMA with a new deal on trade and security. We need certainty—not chaos, but Conservatives will never compromise on our sovereignty and security.
- Get Phase 2 of LNG Canada built to double the project’s natural gas production.
- Accelerate at least nine other projects currently snarled in Liberal red tape to get workers working and Canada building again.
“After the Lost Liberal Decade of rising costs and crime and a falling economy under America’s thumb, we cannot afford a fourth Liberal term,” said Poilievre. “We need real change, and that is what Conservatives will bring in the first 100 days of a new government. A new Conservative government will get to work on Day 1 and we won’t stop until we have delivered the change we promised, the change Canadians deserve, the change Canadians voted for.”
Automotive
Canadians’ Interest in Buying an EV Falls for Third Year in a Row

From Energy Now
Electric vehicle prices fell 7.8 per cent in the last quarter of 2024 year-over-year, according to the AutoTader price index
Fewer Canadians are considering buying an electric vehicle, marking the third year in a row interest has dropped despite lower EV prices, a survey from AutoTrader shows.
Forty-two per cent of survey respondents say they’re considering an EV as their next vehicle, down from 46 per cent last year. In 2022, 68 per cent said they would consider buying an EV.
Meanwhile, 29 per cent of respondents say they would exclusively consider buying an EV — a significant drop from 40 per cent last year.
The report, which surveyed 1,801 people on the AutoTrader website, shows drivers are concerned about reduced government incentives, a lack of infrastructure and long-term costs despite falling prices.
Electric vehicle prices fell 7.8 per cent in the last quarter of 2024 year-over-year, according to the AutoTader price index.
The survey, conducted between Feb. 13 and March 12, shows 68 per cent of non-EV owners say government incentives could influence their decision, while a little over half say incentives increase their confidence in buying an EV.
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