{"id":69714,"date":"2026-10-16T10:34:46","date_gmt":"2026-10-16T17:34:46","guid":{"rendered":"https:\/\/liv.rent\/blog\/?p=69714"},"modified":"2026-10-16T10:34:52","modified_gmt":"2026-10-16T17:34:52","slug":"average-rent-in-oshawa-ontario","status":"publish","type":"post","link":"https:\/\/liv.rent\/blog\/renters\/average-rent-in-oshawa-ontario\/","title":{"rendered":"Average rent in Oshawa, Ontario (2026): prices, where to rent, and is renting cheaper than buying?"},"content":{"rendered":"\n

The average rent in Oshawa is $1,605 a month for an unfurnished one-bedroom, based on asking rents in liv.rent’s October 2026 Ontario rent report, the most affordable of the GTA areas in its city breakdown. CMHC’s October 2025 survey puts the Oshawa area average at $1,586 for a one-bedroom and $1,762 for a two-bedroom, and the next section breaks the CMHC figures down by area. The rest of the post sets those rents against the cost of owning a $409,000 Oshawa apartment (the Toronto Regional Real Estate Board’s typical apartment price for September 2026), and the short answer on renting versus buying is in the last section. Rents and prices are as of the date this post was published, and they change, so confirm the current rent with the landlord before you decide.<\/p>\n

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Where to rent in Oshawa: average rent by area<\/h2>\n

<\/p>\n

Of the areas in our table, Whitby has the lowest average rent in CMHC’s October 2025 Rental Market Survey: $1,525 for a one-bedroom and $1,673 for a two-bedroom. Oshawa (North) has the highest one-bedroom average, $1,639, while Oshawa (North), Oshawa (South\/Central), and Clarington sit close together on two-bedrooms, from $1,777 to $1,788. These are averages by CMHC zone, not by neighbourhood, so they show where rents run lower or higher across the zones, not what a particular building charges.<\/p>\n

<\/p>\n

CMHC’s Oshawa survey area has four zones, Oshawa (North), Oshawa (South\/Central), Whitby, and Clarington, plus a total row for the Oshawa area, which takes in Whitby and Clarington. CMHC measures average rent in occupied purpose-built units, many on older leases, so its averages usually sit below today’s asking rents.<\/p>\n

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The table below is from the CMHC Rental Market Survey table for the Oshawa survey area<\/a> (October 2025, average rent for row and apartment units, by zone and bedroom type).<\/p>\n

<\/p>\n

Area (CMHC zone)<\/strong><\/td>One-bedroom<\/strong><\/td>Two-bedroom<\/strong><\/td><\/tr><\/thead>
Oshawa area total<\/td>$1,586<\/td>$1,762<\/td><\/tr>
Oshawa (North)<\/td>$1,639<\/td>$1,787<\/td><\/tr>
Oshawa (South\/Central)<\/td>$1,565<\/td>$1,777<\/td><\/tr>
Whitby<\/td>$1,525<\/td>$1,673<\/td><\/tr>
Clarington<\/td>$1,608<\/td>$1,788<\/td><\/tr><\/tbody><\/table><\/figure>\n

<\/p>\n

liv.rent’s October 2026 Ontario rent report<\/a>, which counts asking rents only and excludes units listed over $5,000 and rooms, makes Oshawa the most affordable GTA area in its city breakdown, at an average unfurnished one-bedroom asking rent of $1,605, against $2,133 in Oakville, the highest. That is one figure for Oshawa, not a figure for each CMHC zone; it sits between the Oshawa area total of $1,586 and Clarington’s $1,608 in CMHC’s October 2025 table, though the two are a year apart and use different methods. To see what is available now, browse the Oshawa rental listings<\/a>.<\/p>\n

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Later sections of this post use the City of Oshawa row of CMHC’s October 2025 survey instead, $1,598 for a one-bedroom and $1,780 for a two-bedroom, because the apartment price is for the City of Oshawa. The rest of the post puts these rents beside the cost of owning an apartment in Oshawa, and the short answer is the last section.<\/p>\n

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How we compared buying and renting in Oshawa, October 2026<\/h2>\n

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We compared the monthly cost of owning an Oshawa apartment, bought at the September 2026 typical apartment price, with Oshawa’s average rents from CMHC and liv.rent, then followed each side’s net worth for 25 years. Each month, whoever pays less puts the difference into the investment, and break-even arrives at the first year-end when selling would leave the owner’s net worth at or above the renter’s. One shared calculator produces every number, and the result is an illustration under stated assumptions, not a prediction or advice.<\/p>\n

<\/p>\n

Assumption<\/strong><\/td>What we used<\/strong><\/td><\/tr><\/thead>
Price data month<\/td>September 2026<\/td><\/tr>
Rent data<\/td>CMHC Rental Market Report, October 2025 survey: average rent for occupied purpose-built apartments in the City of Oshawa (CMHC’s “Oshawa (CY)” row). liv.rent’s October 2026 asking rent is shown beside it<\/td><\/tr>
Down payment<\/td>20%, so no mortgage insurance premium<\/td><\/tr>
Mortgage<\/td>4.50% five-year fixed, held for the whole period; 25-year amortization<\/td><\/tr>
Closing costs<\/td>Ontario land transfer tax on the standard schedule with no exemptions, plus $3,000 for legal and inspection<\/td><\/tr>
Condo fee and insurance<\/td>$500 a month, rising 2.2% a year<\/td><\/tr>
Property tax<\/td>Oshawa’s 2026 all-in residential rate applied to the apartment price, rising 2.2% a year<\/td><\/tr>
Rent growth<\/td>2.2% a year<\/td><\/tr>
Investment return<\/td>4.0% a year on any money not spent on housing<\/td><\/tr>
Selling costs<\/td>4% of the sale price<\/td><\/tr>
Home price scenarios<\/td>Flat, and 2% a year<\/td><\/tr>
Not counted<\/td>Tenant insurance, maintenance beyond the condo fee, tax on investment returns<\/td><\/tr><\/tbody><\/table><\/figure>\n

<\/p>\n

The rent source differs from liv.rent’s Metro Vancouver buy-vs-rent post, which used October 2026 asking rents, so month-one gaps are not like for like. Here we use CMHC’s October 2025 survey, because the text of liv.rent’s October 2026 Ontario rent report names Oshawa’s one-bedroom rent but states no two-bedroom figure. CMHC averages cover occupied units, many on older leases, so they usually sit below asking rents, and the gap shown is, if anything, wider than a new-lease renter would see. In Oshawa that difference is small: liv.rent’s October 2026 one-bedroom asking rent of $1,605 is only $7 above CMHC’s October 2025 city average of $1,598, though the two are a year apart and use different methods.<\/p>\n

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The 4.50% mortgage rate is a round figure chosen for the series, not a quote; we compound it semi-annually and did not rerun the numbers at other rates. The 2.2% rent growth is also an assumption. The Ontario government’s residential rent increases page<\/a> (updated June 23, 2026) sets the guideline at 2.1% for 2026 and 1.9% for 2027, and says new buildings, additions and most new basement apartments occupied for the first time for residential purposes after November 15, 2018 are exempt from rent control, so 2.2% is a round figure slightly above the guideline.<\/p>\n

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What are Oshawa’s apartment price, rents and tax rate?<\/h2>\n

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The Toronto Regional Real Estate Board (TRREB) put Oshawa’s typical apartment price at $409,000 for September 2026, down 6.55% from a year earlier. For rent we used the City of Oshawa row of CMHC’s October 2025 survey, $1,598 for a one-bedroom and $1,780 for a two-bedroom, alongside liv.rent’s October 2026 one-bedroom asking rent of $1,605. For property tax we used Oshawa’s 2026 all-in residential rate of 15.75342 per $1,000 of assessed value.<\/p>\n

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TRREB’s MLS Home Price Index table for September 2026<\/a> gives the $409,000 apartment reference price, against $456,900 for Durham Region apartments and $527,200 across all TRREB areas. A reference price is not an average of sales, and apartments sell in small numbers in Oshawa: TRREB’s Market Watch for September 2026<\/a> (dated October 6, 2026) counted seven condo apartment sales, at an average of $301,786 and a median of $300,000, so the average sits $107,214 below the reference price. Treat $409,000 as a rough guide; a cheaper unit would lower both the mortgage payment and the property tax.<\/p>\n

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CMHC’s October 2025 rental survey<\/a> puts the average rent for a City of Oshawa one-bedroom at $1,598 and a two-bedroom at $1,780. The Oshawa census metropolitan area, which also takes in Whitby and Clarington, averaged $1,586 and $1,762; we used the city row because the price is for the City of Oshawa. liv.rent’s October 2026 Ontario rent report<\/a> puts Oshawa’s average unfurnished one-bedroom asking rent at $1,605, the most affordable of the GTA areas in its city breakdown, against $2,133 in Oakville, the highest. It counts asking rents only and excludes units listed over $5,000 and rooms. Neither the price nor the rents are tied to a bedroom count, so we run the one price against each rent and treat the rents as brackets around the likely unit.<\/p>\n

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The City of Oshawa’s 2026 final residential rate is 1.575342%, or 15.75342 per $1,000 of assessed value: 6.59196 for the City, 7.63146 for the Region of Durham, and 1.53000 for education. The figures come from the City’s 2026 property tax rates page<\/a> and its 2026 final tax rate by-law<\/a> (By-law 32-2026, passed April 27, 2026). On $409,000 the rate comes to about $6,443 for the year, or $537 a month in month one, and we grew it by 2.2% a year.<\/p>\n

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The catch is the assessed value. Ontario property tax is the combined rate multiplied by a home’s assessed value, and the Municipal Property Assessment Corporation (MPAC) says on its Assessment Cycle page<\/a> that assessments for the 2026 tax year are still based on fully phased-in January 1, 2016 current values. An apartment bought at 2026 prices can therefore be assessed below its price, which would mean applying the rate to the price overstates the tax. We used the price as a stand-in for assessed value and show a zero-tax bound below. We did not look up the assessed value of any Oshawa apartment.<\/p>\n

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Monthly cost in Oshawa: owning costs $2,848 against rent from $1,598 to $1,780<\/h2>\n

<\/p>\n

On the September 2026 price and the October 2025 and October 2026 rents above, owning a $409,000 Oshawa apartment costs $2,848 in month one, which is $1,068 to $1,250 more than the rent in all three pairings, according to the shared calculator. Owner cost here means the mortgage payment ($1,811), property tax ($537), and the fixed $500 condo fee and insurance figure. Renting costs less in month one in every pairing.<\/p>\n

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Pairing<\/strong><\/td>Mortgage payment<\/strong><\/td>Owner cost, month one<\/strong><\/td>Rent, month one<\/strong><\/td>Owner cost above rent<\/strong><\/td><\/tr><\/thead>
Oshawa ($409,000) against CMHC one-bedroom rent (October 2025)<\/td>$1,811<\/td>$2,848<\/td>$1,598<\/td>$1,250<\/td><\/tr>
Oshawa ($409,000) against CMHC two-bedroom rent (October 2025)<\/td>$1,811<\/td>$2,848<\/td>$1,780<\/td>$1,068<\/td><\/tr>
Oshawa ($409,000) against liv.rent one-bedroom asking rent (October 2026)<\/td>$1,811<\/td>$2,848<\/td>$1,605<\/td>$1,243<\/td><\/tr><\/tbody><\/table><\/figure>\n

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Property tax is $537 of the $2,848. With it set to zero, owner cost would be $2,311 and the gap would be $531 to $713, as the next section shows. Cash up front is the other half of the cost, and the table below shows it at the September 2026 price.<\/p>\n

<\/p>\n

Up-front cash<\/strong><\/td>Oshawa<\/strong><\/td><\/tr><\/thead>
Apartment price (TRREB, September 2026)<\/td>$409,000<\/td><\/tr>
20% down payment<\/td>$81,800<\/td><\/tr>
Ontario land transfer tax<\/td>$4,655<\/td><\/tr>
Closing costs including $3,000 legal and inspection<\/td>$7,655<\/td><\/tr>
Cash needed on day one (down payment plus closing costs)<\/td>$89,455<\/td><\/tr><\/tbody><\/table><\/figure>\n

<\/p>\n

The land transfer tax follows the standard schedule on the Ontario government’s land transfer tax calculation page<\/a> (updated April 22, 2026): 0.5% up to $55,000, 1% to $250,000, 1.5% to $400,000, and 2% above $400,000, with 2.5% above $2,000,000 for one or two single-family residences, which this price does not reach. At $409,000 the tax is $275, plus $1,950, $2,250, and $180, or $4,655. We applied no exemptions or refunds, and the renter in the model invests the down payment and closing costs on day one.<\/p>\n

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Eligible first-time buyers can claim a refund of up to $4,000 under the Ontario government’s first-time homebuyer refund program<\/a> (page updated February 10, 2026), which applies in full to homes above $368,000. On a $409,000 apartment that would cut the tax from $4,655 to $655 and closing costs from $7,655 to $3,655. The model does not apply it.<\/p>\n

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When does buying catch up with renting in Oshawa?<\/h2>\n

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With property tax at the full-price figure, the calculator found no break-even within 25 years in any of the three pairings, whether prices stay flat or rise 2% a year. In all three the owner’s monthly cost stays above the rent for the whole 25 years, so the owner never has a surplus to invest.<\/p>\n

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Pairing<\/strong><\/td>Break-even, flat prices<\/strong><\/td>Break-even, prices up 2% a year<\/strong><\/td><\/tr><\/thead>
Against CMHC one-bedroom rent (October 2025)<\/td>Not within 25 years<\/td>Not within 25 years<\/td><\/tr>
Against CMHC two-bedroom rent (October 2025)<\/td>Not within 25 years<\/td>Not within 25 years<\/td><\/tr>
Against liv.rent one-bedroom asking rent (October 2026)<\/td>Not within 25 years<\/td>Not within 25 years<\/td><\/tr><\/tbody><\/table><\/figure>\n

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Net worth shows how far apart the two paths stay. Each cell reads owner first, renter second, in dollars at the end of the year shown, on the September 2026 price.<\/p>\n

<\/p>\n

Pairing and price path<\/strong><\/td>After five years<\/strong><\/td>After 10 years<\/strong><\/td>After 25 years<\/strong><\/td><\/tr><\/thead>
CMHC one-bedroom rent, flat<\/td>$105,370 \/ $189,948<\/td>$155,251 \/ $307,761<\/td>$392,640 \/ $800,873<\/td><\/tr>
CMHC one-bedroom rent, up 2% a year<\/td>$146,237 \/ $189,948<\/td>$241,237 \/ $307,761<\/td>$644,168 \/ $800,873<\/td><\/tr>
CMHC two-bedroom rent, flat<\/td>$105,370 \/ $177,384<\/td>$155,251 \/ $278,465<\/td>$392,640 \/ $684,387<\/td><\/tr>
CMHC two-bedroom rent, up 2% a year<\/td>$146,237 \/ $177,384<\/td>$241,237 \/ $278,465<\/td>$644,168 \/ $684,387<\/td><\/tr>
liv.rent one-bedroom rent, flat<\/td>$105,370 \/ $189,465<\/td>$155,251 \/ $306,635<\/td>$392,640 \/ $796,393<\/td><\/tr>
liv.rent one-bedroom rent, up 2% a year<\/td>$146,237 \/ $189,465<\/td>$241,237 \/ $306,635<\/td>$644,168 \/ $796,393<\/td><\/tr><\/tbody><\/table><\/figure>\n

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Because the owner pays more than the renter every month, the owner’s net worth is the same in all three pairings for a given price path: $392,640 after 25 years with flat prices and $644,168 with prices up 2% a year, on the September 2026 price. Against CMHC’s one-bedroom rent the renter is still ahead by $156,705 after 25 years even when prices rise 2% a year. Against CMHC’s two-bedroom rent the gap is $40,219, the closest of the six runs. The 2% column is a what-if, not a forecast, and TRREB’s index had Oshawa apartment prices down 6.55% year over year in September 2026.<\/p>\n

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How much does the property tax assumption matter in Oshawa?<\/h3>\n

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The property tax assumption matters a great deal in Oshawa. With property tax set to zero, which is a bound and not a realistic figure, owner cost in month one falls from $2,848 to $2,311 on the September 2026 price, and break-even appears in all three pairings when prices rise 2% a year and in one pairing when prices stay flat. Real tax sits between the full-price figure and zero, depending on the unit’s assessed value, and we did not model an in-between case.<\/p>\n

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Pairing<\/strong><\/td>Owner cost above rent with tax at $0<\/strong><\/td>Break-even, flat prices<\/strong><\/td>Break-even, prices up 2% a year<\/strong><\/td><\/tr><\/thead>
Against CMHC one-bedroom rent (October 2025)<\/td>$713<\/td>Not within 25 years<\/td>Seventh year<\/td><\/tr>
Against CMHC two-bedroom rent (October 2025)<\/td>$531<\/td>20th year<\/td>Fifth year<\/td><\/tr>
Against liv.rent one-bedroom asking rent (October 2026)<\/td>$706<\/td>Not within 25 years<\/td>Seventh year<\/td><\/tr><\/tbody><\/table><\/figure>\n

<\/p>\n

Even at zero tax, owning costs more than renting in month one in every pairing, by $531 to $713 on the September 2026 price. In the CMHC two-bedroom pairing with flat prices and no tax, the owner holds $413,192 after 25 years against the renter’s $361,286.<\/p>\n

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Who should consider owning in Oshawa, and what changes the answer?<\/h2>\n

<\/p>\n

On the September 2026 price and the October 2025 and October 2026 rents, renting costs less in month one in every pairing, by $1,068 to $1,250 at full-price property tax and by $531 to $713 with the tax set to zero. The answer serves two people differently: a buyer who can show that the unit’s assessed value is well below its price, and a renter whose asking rent is close to CMHC’s average.<\/p>\n

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A buyer with a long horizon, the cash to carry a gap of $531 to $1,250 in month one, and an assessed value well below the price is closest to the zero-tax end of the model. A renter in Oshawa can lean on the CMHC-based gap: liv.rent’s October 2026 one-bedroom asking rent of $1,605 is within $7 of CMHC’s October 2025 city average, so for a one-bedroom it is a fair guide to a new lease. For a landlord thinking of buying to rent the unit out, the $2,848 monthly cost of owning is $1,243 above that $1,605 asking rent, so rent at that level would not cover the cost in month one. The model does not treat the unit as an investment property and leaves out rental income tax, vacancy and landlord-specific costs.<\/p>\n

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Under the Ontario government’s first-time refund program (page updated February 10, 2026), a buyer must be at least 18, a Canadian citizen or permanent resident, and someone who has never owned an eligible home, and must move in as a principal residence within nine months of the transfer date; a spouse’s past ownership can rule out the refund, and a claim must be made within 18 months after registration. If it applies, the refund of up to $4,000 would cut the $4,655 land transfer tax on a $409,000 apartment to $655.<\/p>\n

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Several inputs would move the result. A cheaper unit would cut the mortgage payment and the property tax (the seven condo apartment sales in September 2026 averaged $301,786), a different price path changes break-even by years in the zero-tax table, and a different mortgage rate changes the payment. The condo fee, assessed value and tax bill of a specific building will differ from our fixed $500 and the full-price rate, and asking rents may have moved since CMHC’s October 2025 survey. That survey put the vacancy rate for the Oshawa census metropolitan area<\/a> (Oshawa, Whitby and Clarington together) at 3.6%. Selling costs of 4% of the sale price also mean a short stay is expensive for an owner. This is information, not financial advice, so a mortgage broker or financial planner is the right person to run your own figures.<\/p>\n

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What to check next if you are weighing an Oshawa apartment<\/h2>\n

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Start with the rent for the size of unit you would actually live in, then compare it with a specific apartment’s real condo fee, property tax bill and mortgage quote. The September 2026 price of $409,000, the $500 condo fee and the full-price tax rate used here are stand-ins for those figures. Read liv.rent’s October 2026 Ontario rent report<\/a> for current asking rents, and browse the Oshawa rental listings<\/a> to see what is available now.<\/p>\n

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Ask for the unit’s current property tax bill, since the assessed value behind it decides the tax, and ask a mortgage broker for a quote at your own down payment. Landlords weighing a rent increase can read liv.rent’s guide to Ontario rent increases<\/a>. Earlier months are in liv.rent’s rent reports<\/a>, and the wider decision is covered in the guide to renting vs buying<\/a>.<\/p>\n

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Renting vs buying in Oshawa: the short answer<\/h2>\n

<\/p>\n

Renting costs less than buying in Oshawa in month one, and at full-price property tax owning does not catch up within 25 years in any of the three pairings we ran. Owning a $409,000 apartment (the Toronto Regional Real Estate Board’s September 2026 typical apartment price) costs $2,848 in month one, $1,068 to $1,250 above rent of $1,598 to $1,780 (CMHC, October 2025) or $1,605 (liv.rent asking rent, October 2026).<\/p>\n

<\/p>\n

With property tax set to zero, a bound and not a realistic figure, the month-one gap on the September 2026 price narrows to $531 to $713, and buying breaks even in the fifth to seventh year in all three pairings if prices rise 2% a year. Owning suits a buyer with a long horizon, the cash to carry a gap of $531 to $1,250 in month one, and an assessed value well below the price. This is an illustration under stated assumptions, not a forecast or advice. For the national picture, see Canada’s 2026 price-to-rent ranking<\/a>.<\/p>\n\n\n\t\t\n\t\t\t\t

What is the average rent in Oshawa?<\/h2>\t\t\t\t
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CMHC’s October 2025 survey put the average rent in the City of Oshawa at $1,598 for a one-bedroom and $1,780 for a two-bedroom. liv.rent<\/a>‘s October 2026 Ontario rent report puts the average unfurnished one-bedroom asking rent at $1,605, the most affordable of the GTA areas in its city breakdown.<\/p>\n\n\t\t\t<\/div>\n\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t\n\t\t\t\t

Where is rent lowest in the Oshawa area?<\/h2>\t\t\t\t
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In CMHC’s October 2025 survey, Whitby had the lowest averages of the zones in our table, $1,525 for a one-bedroom and $1,673 for a two-bedroom. Oshawa (North) was highest for one-bedrooms at $1,639. CMHC averages cover occupied units, so they usually sit below asking rents.<\/p>\n\n\t\t\t<\/div>\n\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t\n\t\t\t\t

Is it cheaper to rent or buy in Oshawa?<\/h2>\t\t\t\t
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In liv.rent<\/a>‘s September 2026 model, renting costs less in month one. Owning a $409,000 apartment costs $2,848 in month one, which is $1,068 to $1,250 above rent of $1,598 to $1,780 (CMHC, October 2025) or $1,605 (liv.rent<\/a>, October 2026). At full-price property tax, owning does not catch up within 25 years.<\/p>\n\n\t\t\t<\/div>\n\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t\n\t\t\t\t

How much money do you need to buy an apartment in Oshawa?<\/h2>\t\t\t\t
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At the Toronto Regional Real Estate Board’s September 2026 typical apartment price of $409,000, a 20% down payment is $81,800. Ontario land transfer tax adds $4,655 and legal and inspection costs add $3,000, so cash needed on day one is $89,455. An eligible first-time buyer could claim a refund of up to $4,000.<\/p>\n\n\t\t\t<\/div>\n\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t\n\t\t\t\t

How much is land transfer tax on a condo in Oshawa?<\/h2>\t\t\t\t
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Ontario’s land transfer tax on a $409,000 purchase is $4,655, using rates of 0.5% to $55,000, 1% to $250,000, 1.5% to $400,000, and 2% above that (Ontario government page updated April 22, 2026). Our model applies only the provincial tax and no exemptions. An eligible first-time buyer could claim up to $4,000 back.<\/p>\n\n\t\t\t<\/div>\n\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t\n\t\t\t\t

How long does it take for buying to break even with renting in Oshawa?<\/h2>\t\t\t\t
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At full-price property tax, the calculator found no break-even within 25 years in any pairing, with prices flat or up 2% a year. With property tax set to zero, a bound and not a realistic figure, break-even arrives in the fifth to seventh year if prices rise 2% a year.<\/p>\n\n\t\t\t<\/div>\n\t\t<\/div>\n\t\t<\/section>\n\t\t\n