If you're looking for cash flow in Niagara, student housing is usually the first stop. But the "best" market isn't always the one with the highest rents—it's the one where the numbers actually work after licensing, taxes, and maintenance.
Market Snapshot: Student Housing
| Thorold (Brock) Room Rent | $650 - $800 |
| Welland (NC) Room Rent | $600 - $750 |
| Thorold Est. Cap Rate | 5.5% - 6.5% |
| Welland Est. Cap Rate | 6.5% - 7.5% |
| Licensing Difficulty | High (Both) |
Today, we're pitting the two heavyweights of Niagara student housing against each other: **Thorold (serving Brock University)** and **Welland (serving Niagara College)**.
Thorold: The Institutional Giant
Thorold has long been the "go-to" for Brock University students. Its proximity to the campus and the built-in transit infrastructure make it a low-vacancy powerhouse.
- Average Room Rent: $650 - $800
- Licensing: Strict. Thorold requires a Residential Rental License for all rentals.
- Purchase Price: Higher. You're paying a premium for proximity to Brock.
Welland: The Yield Contender
Welland serves Niagara College and has seen a massive surge in demand over the last three years. While purchase prices are rising, they often still trail Thorold, creating a unique yield opportunity.
- Average Room Rent: $600 - $750
- Licensing: Evolving. Welland's licensing is slightly less cumbersome than Thorold's, but fire code enforcement is equally high.
- Entry Price: Generally lower, allowing for better Cap Rates on paper.
The Verdict
If you prioritize **stability and low vacancy**, Thorold is your winner. The demand for Brock University is institutional and consistent.
If you prioritize **pure cash-on-cash return**, Welland often wins out due to lower initial acquisition costs, though you may work slightly harder to find the "perfect" tenant match.
The Contractor's Perspective
Regardless of the city, student rentals take a beating. Don't invest here unless you're prepared for higher-than-average wear and tear and have a robust property management system in place.